Rat in rented property

mich_roh

We currently rent our property through a letting agent. My partner found a rat scurrying around in the kitchen yesterday. After immediately informing the letting agent we called the pest control company and found that there is a rather large hole in the wall where the kitchen/washing machine pipes come in to the property. The rat traps and poison etc have been set up.

I did pay for the visit (£69) and asked for reimbursement of the fees as the rat entered the property through the hole which should have been dressed properly to avoid pests entering the kitchen. I have also sent them the pictures and the report drafted up by the pest control company.

The letting agents have refused to reimburse the fees but have said that something could be done to get the hole in the wall filled.

I obviously want reimbursement. I have asked them to reconsider my request. What should be my next step?

Thanks Michael.

ILW

Get a cat?

mich_roh

Yes :-) . But on a more serious note, am I right in seeking for reimbursement of expenses.

clutton_2

""After immediately informing the letting agent"" - what did they say ?

if they did not authorise your call to the rat man - they could be within their rights to not want to pay

As a LL i would have paid as a matter of good will with a new tenant

Gwhiz

I suggest a nice mushroom sauce, new potatoes and asparagus§

Geenie

I think you are within your rights to ask for reimbursement. The fact there was a hole big enough for a rat to come through into the kitchen was the LL's responsibility in my opinion, as the pipes were clearly not cemented up enough to stop this. I would go back to them on this, but do some research before on environmental issues and local council, so you have some ammo to present with your request.

On another point, is your outside clear and free of debris, bin bags full of food etc, as this will attract the vermin, who will then see another opportunity for food, via the hole in your wall?

Good luck OP. As a LL, I would not question this as part of my responsibility...........then again, I wouldn't allow this to happen in the first place.

theartfullodger

Do what it says here...
http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/repairs_in_private_lets
Cheers!

Lodger

mich_roh

Does the standard tenancy agreement state anything about pests?

@theartfulodger: thanks for the link, I will read through it.

@geenie: yes cementing up of the pipes is the correct technical word I was looking for. I am a total novice when it comes to DIY. Thanks. The hole is big enough for a couple of rats to come through. There were some roadworks carried out on a bridge nearby, But as far as I understand brown rats are pretty much everywhere in the UK especially in the sewage systems

@clutton: the letting agent themselves gave me the number of the pest control company. I asked them about the call out charges. They told me that I had to pay it initially and then if the landlord is responsible, then I could get the money back.

clutton_2

what is in your agreement about pests ?

btw - there is no such thing as a standard tenancy agreement

if the letting agent and LL refuse to reimburse you for these amounts, keep the receipts and if the LL makes any claim against your deposit when you leave, present this as a counter claim and the deposit protection service arbiters will decide if you or the LL is liable - you stand a 50/50 chance of winning

theartfullodger

I'd go further than...

if the letting agent and LL refuse to reimburse you for these amounts, keep the receipts

- I'd send them a formal bill. They might then send you a Notice2Quit however...

Cheers!

Lodger

lee12_2

Hi one of our daughters in rented and has rat problems, the first thing they did was look on the local council web site because some councils get rid of the free and theirs did. so they contacted the landlady who got in touch with the council, but there back so waiting for council to come back.But worth checking your councils site, if only for info re;- who's responsible