Problems with rented house

Britwife

Sorry about the certificate info, didn't realize that was all fairly new.

Have you actually signed a new lease for a year? Usually after the initial lease runs out you just rent monthly and only have to give a 1 month notice to move.

edited due to Clutton replying at the same time

Fire_Fox

25.lindsay wrote: »

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

I hardly use my heating but even I think 10C is freezing! :eek: I also have shocking condensation - in my case caused by complete lack of natural ventilation and metal window frames. I have recently spoken to a friend who is an architect and another who is an engineer and they agree with the following:

Your condensation will be caused by a combination of factors, firstly the source: your gas fire will kick out a LOT of water, also showering and simply breathing. It is estimated that four pints of water per person per day are released into the air from the various sources. With your gas fire, it may be more!

Secondly lack of ventilation, your landlord is correct in that you do need to open the windows regularly OR use a dehumidifier. The good news is that a dry house is MUCH easier to get and keep warm therefore the energy is not being wasted. Some types of dehumidifier (e.g. dessicant wheel) will also produce some heat! Thirdly heating: warm air holds far more water than cold air so you won't get the water settling on surfaces as easily.

BitterAndTwisted

Get that dehumidifier running 24/7! They don't use that much electricity and you should find it makes the environment feel much more comfortable. Cool, dry air feels much less cold that cool, moist air.

Have a look on the Old Style part of the forum and have a read of the "Preparing For Winter" thread about loads and loads of fantastic ideas on how to keep your home feeling much warmer.

clutton_2

cling film at the windows really makes a huge difference to the amount of cold air that can get into the room - ie NONE ! - tape it onto the window frame inside, and heat - seal it in strips with a hairdryer (needs 4 hands to do this in an ideal world, since cling film is so ornery !)

Miss_McG87

i used to work for a letting agency. are you sure you dont have a break claus in you tenancy as most rented properties are assured shorthold which is based on a 6mnths basis, the contracts we did for a year had a break clause after 6mnths so tenants could give 1 mnths notice and the landlords had to give two months notice.
in regrads to the grant this isnt your house so it more than likely you could refer to the landlords income and not yours as it is his property. just a thought.
it sounds like you agents were only involved in finding you giveing your landlords a "let only" agreement with them, meanin they take over after the intial signing you up ect. check your tenancy agreement if its a let only go strainght to your landlord for repairs if the agency manage the property on the landlords behalf you should send any requirements needed for the property through them so there is a written record.
whether you get EH involved is up to you, but remember they only want whats best for you and the landlords just simply want an income.
home this helps. x

Miss_McG87

also if you did move out, and they find somebody to move in you would only pay the rent up to the day they moved in. as there tenancy agreement would replace yours. this was how we worked in our agency anyways.

25.lindsay

A huge thank you to everyone for the replies - Its certainly helped me reach the decision - I truely the house is beyond help to be honest to myself. I just noticed that the bay window wall is wet on the inside, not just damp....it seems to be one thing after the other right now....far too much for the LL to repair to a "decent" standard. Its needs a builder and about 20k to put it back together again!

We did sign for 12 months rather than 6, on the advice of the original EH inspector - because then we will not find ourselves at the end of a tennancy and nowhere to go - but obviously - as it is looking more and more unhabitable I am sure there is some arrangement we can all come to.

Thankfully with HIPS packs now - no other EA would be able to put this house on their books, I would hate another family to move and go through the same as us. At the end of the day it is the health of my family that is important.

We're away for Xmas thankfully, so can deal with it all in the new year and look forward to winter 2010 in the warmth!!!

anotherginger

clutton wrote: »

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....

The legal responsibilities are not under Health and Safety legislation, they are under Housing legislation.

clutton_2

i beg to differ, i attended a NLA organised talk about various safety and legal responsibilities that landlords have - there certainly are tenancy electrical / asbestos / gas responsibilities under H&SAW acts.....

Since there are over 70 different Acts of Parliament that apply to landlords i agree that the various Housing Acts play an important role... but there is also legislation under a wide and various set of Acts about about windows, glass, chimneys, disability, gas, etc etc

cavework

Ask your Landlords if they would be happy to pay rent and live in the conditions they expect their PAYING tenants to live in?
Also explain we are now living in 2009 NOT 1899.
Your Landlords own the property .. they are responsible for all major maintenance , that includes adequate heating!