New Tenancy - Room Stinks

adg1

Lapchien wrote: »

Isn't it down to the LL to sort?

From your post, it would seem that the landlord is unwilling t odo anything else. From his point of view, he had the house prefessionally cleaned prior to your tenancy (ask the agent/ll for receipts for this to prove it was done) and he is unwilling to do anything else.

My point was that, as he seems unwilling to do anything a bit of research on your part might provide him with the incentive to do something to rectify the issue.

Currently you are at stalemate - he obviously doesn't want to do anything and you have a smelly room. Finding out (if you can) what is causing the smell may well prompt him to do something about it.

You could always make up a separate maintenance issue, have the landlord around then mention it on the side to him.

princeofpounds

You are not yet at a stalemate. Contact the local council's environmental health and private sector rental people. They are here precisely for this sort of thing, if it is truely as bad as you say.

adg1

princeofpounds wrote: »

You are not yet at a stalemate.

Stalemate in the sense that the landlord doesn't want to do anything and you do.

Lapchien

princeofpounds wrote: »

You are not yet at a stalemate. Contact the local council's environmental health and private sector rental people. They are here precisely for this sort of thing, if it is truely as bad as you say.

I contacted the EH at the local council this afternoon, the 'as useless as a chocolate teapot' lady said that they could not do anything and it was down to the LL.

The house I've rented was u/f, moved here from the city centre where I had a f/f self contained apartment, and very nice it was. I've spent £5k furnishing the house.

All in all I'm not pleased. The LL seems v. unwilling to want to do anything, every time I contact the agents they say 'they have emailed the LL...' and I have to constantly (twice a day) ping the agents for a response.

poppysarah

have you tried deodoriser? neutroldol and febreeze type stuff? If they don't work then you'll have to try industrial.

http://www.aromarite.co.uk/

I'd treat this like a repair and get three quote for getting the smell dealt with.

If it's in the wallpaper then it could be a bit more tricky... is it in the carpets?

adg1

Have you contacted the landlord directly yourself and not relied on the agent to pass messages on?

Fire_Fox

Lapchien: What is the smell? Several people have asked and you haven't answered! Is it dog sweat, dog urine, like something died??? Some of these are a health hazard, some are easily resolvable ... why are you still contacting the letting agent when we have advised to write to the landlord directly?

princeofpounds

I contacted the EH at the local council this afternoon, the 'as useless as a chocolate teapot' lady said that they could not do anything and it was down to the LL.

That I find disappointing. Normally in cases of severe damp (which I presume this is) they are willing to come out, as it is a health issue with mould and spores.

But to be honest, your best bet is to be frank with the landlord, tell him that the room is unusable and that his actions (or his agents' actions, which are the same thing) have been disappointingly pathetic and below decent standards. As a result, he will lose a tenant at the very earliest opportunity, and suffer an expensive void. No viewings will be permitted for replacement tenants until you have departed. Move with your feet. It's a hassle for you, but a necessary lesson for him.

If you find the source of the smell, you can also spend money to fix it and claim back on rent, if it is something non-cosmetic. Tenant's right to repair is enshrined in case law (Lee Parker vs Izzet), but I suspect it is something rather unidentifiable.

princeofpounds

http://www.communities.gov.uk/housing/rentingandletting/housinghealth/

This is the standards to which environmental health should be inspecting private rentals. Damp is included. If you find a problem that is causing a hazard (and associated smell) then quote this to them over the phone and they should change their mind.

mrs_deadline

Lapchien wrote: »

Added to this the smell has gone into some of my clothes and bedding I have stored in a wardrobe in that room.

Not sure where to go next - I'm thinking of court action to:

• lower the monthly rent to reflect a 3 bed house rather than the 4 bed I am paying for
• cost of laundering the clothes and bedding

Any thoughts on this?

Incidental thought, maybe don't try for the laundry costs, as the LL could then argue that you've had the use of the 4th bedroom - for storage!