Repairs in a rented house - advice needed

gazfocus

I started renting a house through a letting agency at the beginning of May this year. Two days after I moved in, I informed the letting agency that I was missing keys for 2 doors and had 2 keys that didn't work in any doors. Within a week, I also noticed that there was a leak under the sink and informed the letting agency of that. Both these times were by phone.

At the middle of June, I received notification that the management of the property had been taken over by a new letting agency (run by the same people as the old one). On receipt of this letter, I sent them a letter via Recorded Delivery, stating that I had the previous reported problems plus one of the rings on the Gas hob doesn't work. This letter also included a cheque for rent which they have since cashed.

I have spoken to them and emailed them several times since sending the letter and always get told they will chase it up, but I don't hear from them.

What would you advise I do? I don't want to rub the letting agency or landlord up the wrong way because I'd like to stay in the house for some time, but I think it's unacceptable that they keep fobbing me off.

lemonslap

gazfocus wrote: »

I started renting a house through a letting agency at the beginning of May this year. Two days after I moved in, I informed the letting agency that I was missing keys for 2 doors and had 2 keys that didn't work in any doors. Within a week, I also noticed that there was a leak under the sink and informed the letting agency of that. Both these times were by phone.

At the middle of June, I received notification that the management of the property had been taken over by a new letting agency (run by the same people as the old one). On receipt of this letter, I sent them a letter via Recorded Delivery, stating that I had the previous reported problems plus one of the rings on the Gas hob doesn't work. This letter also included a cheque for rent which they have since cashed.

I have spoken to them and emailed them several times since sending the letter and always get told they will chase it up, but I don't hear from them.

What would you advise I do? I don't want to rub the letting agency or landlord up the wrong way because I'd like to stay in the house for some time, but I think it's unacceptable that they keep fobbing me off.

I tend to fix things myself however I love doing diy! Is it just a case of tighting the u- bend?

poppysarah

Write to the LA.
CC it to the private sector housing team at the council.

Don't DIY - if it goes wrong its your problem!

gazfocus

lemonslap wrote: »

I tend to fix things myself however I love doing diy! Is it just a case of tighting the u- bend?

There are actually 2 holes in the pipe under the sink

poppysarah wrote: »

Write to the LA.
CC it to the private sector housing team at the council.

Don't DIY - if it goes wrong its your problem!

I've already written to the LA. I seem to be asking them every week to fix these problems.

princeofpounds

gazfocus

It is not the agent's responsibility to effect repairs. It is ultimately the landlords, although the agents are meant to do it for them.

Thankfully, tenants have a right to effect repairs if LL are being unreasonable. This is established under case law (Lee-Parker vs Izzet 1971). You must follow a strict procedure and document it. This is outlined on the Shelter website under 'private sector rental repairs'. You can then deduct the cost from future rental payments.

But, in simple terms, you need to write once more to the LL and copy LA, state that as there was no reply within a reasonable amount of time to your previous recorded delivery letter you will be implementing the work from the cheapest of (provide three reasonable quotes for each job) within 2 weeks and deducting the cost from the next rental payment after the job is done. Quote Lee-Parker vs. Izzet and they will know you are serious and it will probably be enough.

If not, just get on with it.