Problems with landlord, our fault????

clutton_2

whilst this landlord sounds like a right clever dock.. i have to say that re ""wet-wipes and those moistened toilet-tissue thingys" - they do block toilet pipework fairly easily and i have charged tenants for unblocking toilets when they have done this..... toilet are for 2 things only........ and we all know what they are... plus toilet tissue of course ......

BitterAndTwisted

Agreed Clutton which is why I said this might be a grey area BUT the OP has confirmed that they called-out and paid for a plumber to resolve the problem some time ago. Since then another plumber has extricated a block of something that looks like ice, apparently not big enough to cause a blockage, and another operative has told the landlord that the plumbing is "unstable" and wasn't prepared to rod it.

This doesn't sound like this tenant or the previous ones might have been flushing inappropriate items down the lav.

What do you think?

Fire_Fox

Can I suggest you stop communicating with your landlord via informal text, and start using recorded delivery? Emergencies should be reported by telephone and followed up via letter or e-mail, you will need a paper trail if there is a deposit dispute.

stokeymad

Hi sorry
Yep we have already paid the new deposits so no worries there. There is a gas supply & I have the gas safety record here in front of me. signed and dated 26/2/2009.

Oh also sorry i have tripple checked, and like i said, defiantly not guratanteed by the bottom two, tried to ring the top website you gave me, they are closed, but we didnt received any id no of them or the landlord which you need to log in, so he didnt send it in 14 days, sorry just thought i better give you all the info :-S

BitterAndTwisted

I think the best way to proceed is to write to your landlord confirming everything:

When you reported the lav was blocked and by what method you reported it.
What date you call out the plumber, when the blockage was fixed and what it cost you.
Then, what date the lav was blocked again and what happened and when.

Then state that you think you have been entirely reasonable, you are adamant that you have not personally caused any blockages as you are aware of the items which should not be flushed so you believe the problem is related to how the system is maintained rather than any damage caused by you. Send this letter by Recorded Delivery and keep a copy for future reference.

You told me by personal message that the landlord is demanding that you pay for the repairs, and that they want you to respond by telephone today or they will take you to court. I would dissuade you from communicating by phone at all from now on.

Get your letter written and then let him take you to court

stokeymad

Yep thats correct.

We didnt pay for the first repair though, he did, thats one of the costs he is trying to get off us, so should we offer to pay the first repair as a sign of good faith (in the letter of course) but then state what you said: -- "that you think you have been entirely reasonable, you are adamant that you have not personally caused any blockages as you are aware of the items which should not be flushed so you believe the problem is related to how the system is maintained rather than any damage caused by you.'

Just wanted to make clear we didnt pay for the first call our plumber, the landlord did, but then turned round after paying the bill saying we have to pay it now.

BitterAndTwisted

I'm sorry that I misunderstood but my advice still stands: the blockage was rectified, you are well-aware of what things shouldn't go down the lav and therefore have never put said items down there, as well as none of the plumbers called out have even found said items to be causing the blockage, the problem has re-occurred so you firmly believe that the issue is a system one and not damage caused by you or your behaviour especially since the last one advised that the system is unstable. Oh, and mention this propping up with a brick nonsense wherever that came from.

Ask the landlord for copies all of the bills, the reports and accompanying paperwork to prove his position that this is your responsibility and therefore your liability.

stokeymad

Ok, I will write that letter today and get it sent recorded delivery on monday morning (hopefully with better grammer and spelling than some of my posts on here).
Can I ask should we still go ahead with the repairs that we feel are our fault on the property (i.e skirting board needs painting, carpet cleaning) or would we just be wasting our money?
Also sorry to be a pain and I am truly thankful for your advice, can I ask why you asked about the gas safety certificate.
I assume in the letter I'm not to mention about the deposit not being secured in one of those government things then?

BitterAndTwisted

You should make good any damage to the property caused by you, especially any carpet-cleaning as this is often a bone of contention between landlord and tenants. Fair wear and tear is reasonable to expect over the duration of a tenancy but dirt and stains are not. Hire a carpet-shampooer thingy if spot-cleaning will not suffice.

Landlords can and do take their ex-tenants to court to recover any costs over and above the deposit amount.

Not having a valid Gas Safety Certificate is also an offence so I wanted to be sure that the landlord wasn't contravening another other legislation while we were clearing up the basics.

DO NOT MENTION THE DEPOSIT NOT BEING SECURED! Either verbally or in writing. I told you before, this could prove to be your ace-in-the-hole if your landlord starts being completely unreasonable. I think he's a numpty and a bully

stokeymad

Ok then, we will do the repairs that we agree with, and certainly wont metion the deposit, (just hope he doesnt come on here lol) and I agree he is a numpty and a bully, he has made our lives a living hell.
The only worry is we leave 23rd February, should we take pictures of the toilet and send them with the letter or keep them for our records only?