Problems with rented house

25.lindsay

This is our 3rd year in our rented home and until this year everything was going ok until August, when we had a rat - it chewed its way in between the old external wall and the kitchen (1900's terrace). LL's told us they saught advice from Enviro Health who suggested bleach in chewed stained cupboards would be fine - so we rung up to check this info was correct - but EH had no record of their call and wanted to do a site visit as we have an 18 month old (at the time). Well we ended up with a new kitchen which we fitted for the LL, but EH picked up on the fact we do not have heating, only a gas fire (£99 from B&Q) for the whole of downstairs - so we looked into Warmfront Grants etc as at time had good relationship with LL and did not want to cause them distress (oap's themselves - EH wanted to serve them notice to get works done, and we have stalled them so far). Problem is, we do not qualify as just over the threshold (appx 19k p.a.). We now have terrible ongoing damp in the bathroom and LL came out and has taken the artex down (as it was damaged) and told us it is all surface damp caused by us not opening windows enough. As I write this the kitchen and bathroom is 10.7 degrees and the windows are covered in condensation. I wipe the windows about half a dozen times a day when I'm in, and we always boil pans with the lids on etc...

Why do I try and heat the downstairs with a little gas fire when he wants the windows open??? We have been given a dehunidifer to try for a bit to see if that improves the situation, but without any warm air there, I see this as wasted money on electricity..

The bay window at the front of the house has damp and has blown to the size of something of a small kids football.

Should our letting agency be taking some of the responsibilty as they introduced us to the property in the first place?

Part of me wants to push for the heating to be installed as per EH visit, but am scared of making us homeless in the process as I honestly think they will just sell up. (We have tennancy till Oct 10)

Any advice greatly appreciated

red40

Lindsay you are safe in the property until at least Oct 2010, unless you are not paying your rent.

10 degrees is extremely unhealthy for you and the family. I would go with the EH inspection and get the heating put in, you cant live like you are.

Go for it

naijapower

I also agree. 10 degrees is not too healthy. Environmental health might be the best option to sort this out

Blackpool_Saver

you will be ill, you need heating.............

Alias_Omega

All these worries are for the landlord.

How much is your rent, and what area do you live in.

I would maybe start looking for alternative accomodation and give the LL your 1 months notice.

It sounds like the house needs some cash spending on it, and the LL does not want to spend it, otherwise he/she would of had central heating put in many many years ago when it was first designed.

Im about to become a landlord, and i cant understand why people wont put cash into the rental properties. Obviously the ceiling is classed as a repair so can be written off against the annual income tax.

Yorkie1

Alias_Omega wrote: »

All these worries are for the landlord.

How much is your rent, and what area do you live in.

I would maybe start looking for alternative accomodation and give the LL your 1 months notice.

It sounds like the house needs some cash spending on it, and the LL does not want to spend it, otherwise he/she would of had central heating put in many many years ago when it was first designed.

Im about to become a landlord, and i cant understand why people wont put cash into the rental properties. Obviously the ceiling is classed as a repair so can be written off against the annual income tax.

I note that you say you've got a tenancy until Oct 2010. I don't think you'll be able to simply give 1 month's notice at this stage - you're tied in until Oct 10 unless the landlord formally accepts an early surrender.

I also note that the property is a 1900s terrace - obviously the heating couldn't be installed when built, but I live in a similar property and the heating is not technically difficult to install.

Good luck.

25.lindsay

our rent is well below the "normal" for the area - under £500 for a two bed.
We would dearly love to move but just cannot afford the up front deposit, obvioulsy a much higher rent to find, admin charges etc etc.....

We are in mainland UK.

Yes the house needs money spent on it - been in the same family for at least 40 years plus with only DIY maintanence ever completed. Even the magnolia paint is straight on top of borders, peeling wallpaper etc.....

Its such a battle of dilema's as we really like the area, size of house etc....but with a 2 year old and another on the way deep down I know we should look at moving somehow, but......

clutton_2

LLS have legal responsibiilities under Health and Safety legislatioin to maintain property in a safe condition - being this cold is not safe, espoecially with a new baby on the way. Get EO on the case immediately ....... they can force the LL to put in heating as Cold is a number one hazard under the HHSRS regulations....

i suspect this house is single-glazed, and that with the small amount of heating causes massive condensation in its own right - nothing you can do will change this.

Britwife

I just want to add that we have double glazed windows and get a ton of condensation. I usually open up the curtains all the way and give a quick run with a squeegee and towel the run off. We can't afford to keep our heat running and usually just have the gas fire on in the living room during the day and then turn on heat upstairs on low. We just dress warmly with a fleece and slippers and are fine. We did run the heating more when our baby was born to keep her warm.

After a shower, we do open the window all the way and close the door until it clears. It's not much of an inconvenience.

I have 3 children with my youngest being 1 and apart from the occasional cold, we don't get sick.

That being said, your LL is responsible for making sure there is proper heating in the house. Our LL is very responsible whenever we have any problems although we do get blamed on things at least they are fast to respond.

I know you're trying to help the LL out but you really need to get this sorted.

I don't think the EA is responsible because you agreed after you viewed it. All of the details should have been in the listing along with the Energy Performance Certificate.

Could it also be down to poor insulation? I always thought that with a mid terrace, the house would be a bit warmer because you are surrounded on each side. Have you checked for drafts that could be filled and such? Maybe invest in some insulating curtain linings. You can make them yourself by buying the lining at Dunhelm or on ebay cheaply. There are times when I keep the curtains closed downstairs to keep it warmer.

Wishing you all the best with your new baby! Congrats.

25.lindsay

We already have very heavy velvet lined curtains, and we rented the place before HIPS equivalent came into force - but if the place it technically dodgy due to H&S shouldn't our EA try to force the LL to bring it up to date and to notify them of changes in legislation?? Or am I just being too generous to the LL?

I think it is def worth a trip after in the New Year to EA again and see what happens...just frightened of causing a battle!

clutton_2

EA cannot force a LL to spend money. Environmental health can.....