can you make a landlord repair things?

lee12_2

My daughter has been in her flat for just over a month or so, when they moved in they made a list of things that didn't work...the panel heaters in the 2 bedrooms do not work at all... one ring on the hob dose not work and the shower has problems. The shower did not have any hot water and there seamed to be a problem with the water heating up over night. the letting agent sent some out to change the immersion heater , no better so we suggested they contact the electric suppler as the meter E7 did not seam to work. They changed the meter and they now have hot water but the shower is still to cold.
They are on the 3rd floor so they suggested to the letting agent it would be better if there was a electric shower as the problem seams to be a lack of water pressure.
They agent has told them because the plummer has been out and changed the shower head, the heater and the costs of his visit its already cost nearly £500 and they are not paying for anything else to be done.
So they have a shower thats to cold , a hob ring still not been looked at and I know they don't need heaters at the moment but they have been totally ignored.
My daughter did say is it worth contacting the owner direct but the agent said it is fully managed and she was not allowed.
So has any body got any suggestion please,,

princeofpounds

Kind of.

You have a right as a tenant to organise repairs and deduct from future rent (you are NOT allowed to withold rent).

But you must do this in accordance with a strict procedure laid down in Lee-Parker vs. Izzet [1971]. A layman's version of this is provided by Shelter on their website. The key is documenting everything, getting a number of quotes and providing notice at each stage.

princeofpounds

Oh, it also seems that as the LL (though the agent) seems to believe they have done enough then you will need to evidence that they have not.

If the water is really that cold, ask the council's environmental health team to do an inspection. They will report on the condition (and if things are really bad, issue repairing orders).

Failing to ensure proper hot water and heating is actually an offence under the housing act. The council will deal with that, and may even prosecute if it is not dealt with.

Also, they should check their deposits are properly held in an official scheme, and that they have a gas safety certificate, and a valid address for the LL in England and Wales. The latter is your right as a tenant - if agents do not respond to a written request within 21 days it is, again, an offence.

lee12_2

Thanks for the help I will pass it on . The letting agent is quite a big one so no problems with the deposit it under the tds , But one reason they left their last place was because it had 2 small electric radiators one for upstairs and one for down , wouldn't say it was damp but you could see the outline of the bricks though the plaster in the bedroom. And now they have left there the rumor is heating has been put in but I'm not sure.
But they are better of in this place its a lot bigger and would be fine if it was all sorted. I have just heard from her she has appointment with the local CAB tomorrow but if they can not help I will get her to looking to your suggestions

tbs624

Lee - it may come as a shock to this LA that a T is *legally entitled* to know the name and address of their LL. Your daughter should make a written request for this information - if the LA fails to provide it within 21 days they will be committing a summary (criminal) offence.

Should that be the case your daughter should get in touch with the local Council's private sector tenancy relations officer (TRO), who can also help ensure that an LA/LL meets their "repairing obligations" under the LL and T Act 1985, S11.

If what the LA has arranged so far has failed to fix the problems then tough - it does not matter how much they have already paid out - they still have to provide any T with a system for heating both space and water that is in good safe working condition, and any white goods provided have to be similarly maintained.

Don't let LAs like these fob your daughter off - what she needs to bear in mind is that currently there is no regulation of LAs and absolutely anyone can set themselves up in business letting/"managing" property. She needs to be persistent, use the TRO, and keep everything in writing. If they phone her, she should write confirming what was discussed and agreed, and keep copies.

poppysarah

Second that about getting council's private housing team to help.

Everything in writing to everyone from now on - even if only to confirm what you've said in phone calls.

clutton_2

but do remember that an awful landlord like this one sounds to be - may well give her notice if she complains to the council

any landlord who will not fix heating/hot water is not a good landlord - i would advise her to move as soon as she can..

lee12_2

Thank you all for your help, we do have the name and address of the landlord but every thing is done through the letting agent, also the landlord lives a good 3hr drive away.Personally I feel the letting agents has a person who is not very DIY savvy and talking to her is like hitting your head on a brick wall, the next step is the meeting at the CAB today and see where they go from there. But thanks to all the info above at least they now have other avenues to explore.

JanCee

clutton wrote: »

but do remember that an awful landlord like this one sounds to be - may well give her notice if she complains to the council

any landlord who will not fix heating/hot water is not a good landlord - i would advise her to move as soon as she can..

It is not the LL in this case but the LA who is at fault. The LL is paying the LA for a fully managed tenancy and is getting a very poor service in return, as is the tenant.

tbs624

lee12 wrote: »

Thank you all for your help, we do have the name and address of the landlord but every thing is done through the letting agent, also the landlord lives a good 3hr drive away.Personally I feel the letting agents has a person who is not very DIY savvy and talking to her is like hitting your head on a brick wall, .....

In which case the LL should be told. Unfortunately, many LLs are often shocked to find out just how poor a service their LA actually provides. Your daughter should just copy to the LL any letter that she sends to the LA.

poppysarah

Do council's monitor letting agents?