Problems with flat and LL

babymoo

Hey all of you I need some advice.

I have been to see a friend this avvy and she has been complaining about her flat and LL.

She has been living there with her DP since 4/12/09 and has a 6 month tenancy. They are living in a flat in a listed building. They have complained to the agency which is acting on behalf of the LL and nothing has been done. The problems are as follows:

*Damp
*Mould
*Condensation
*Huge drafts through holes in the windows
*Hot water only works when it feels like it.

They have had a specialist round who said that because it is a listed building they cannot do anything about the massive gaps in the windows.

Because of the harsh winter we have had they have literally been living in the bedroom as it is the only room in the flat with no drafts and it is the smaller room so doesnt cost so much to heat.

They received a letter from the agency stating the following:

"The property is being inadequately ventilated, this is the reason for the condensation appearing on all the windows i.e the water, either brown or otherwise running down ther inside of the windows.
You must allow the vents on the velux windows to be open as much as possible. This will then allow ventilation to flow therefore stopping the condensation.
For times when it is too cold and you wish the vents to be closed for short periods please use the dehumidifier which has been provided by the LL. I do understand that there may be gaps especially in the lounge window but unfortunately they form part of the listed building so therefore cannot be changed.
All these thigns do however come with living in an older property and when the warmer comes then you will find that gets better.
If living with these conditions is unsuitable for yourselves then perhaps a newer propertyt will be more beneficial after the teneancy comes to an end.

Yours sincerely

Joe Bloggs"

Typing this letter out I am amazed at the spelling and grammar mistakes they have made!!

Back to the point. Do they have a leg to stand on. Both suffer with asthma and the damp can only be making them worse.

Thank you any advice greatly received.

MissMotivation

The only way condensation can be cured is by adequate ventilation and/or a dehumidifier.

I actually agree with what has been written in the letter. If living in an old property does not suit them they they need to start looking for new accommodation towards the end of the 6 months AST.

Jowo_2

If the damp/mould doesn't originate through a defect, such as a leaking roof or failed damp course, then it is often due to tenant behaviour (failure to adequately heat and ventilate the property). Tenants are obliged by housing law to do this. It also means that the tenant could be responsible for the cost of rectifying any of the damage that results from their negligence.

You've already indicated that it has been inadequately heated in one of the worst winters for 30 years and the letter has identified that ventilation is being blocked.

If you do not believe it is the tenants fault, then you can call in the Environmental health to undertake a health/safety investigation. If they find in the tenants favour, they will compel the landlord to do the necessary repairs.

The following leaflet is aimed at landlords but informative for tenants, too. Many council housing/housing association websites publish information online for their tenants to provide guidance how to reduce vapour which leads to damp/mould, such as not drying wet clothes in doors, opening windows, putting lids on steamy pans and so on.

http://www.landlordzone.co.uk/pdf/Mould.pdf

See the Shelter website for advice on how to report and escalate repairs to address the hot water problems. What is the problem with this?

Ask your friends to re-read their AST - many contracts make explict the tenants obligation to adequately heat/ventilate the property.

blindmouse

I think the clue when buying or renting must be in the bit about it being a 'listed property' it straight away means its old. It will be needed to be treated with loving care and that all costs money, like heating on but windows open to allow air to circulate there is nothing like fresh air to dry condensation and damp. Use extracts in bathrooms and kitchens if they are fitted. I live in an old house and own it so I am happy to do this but I guess its a blow if you rent......... I have no idea about the hot water though....

Fire_Fox

babymoo wrote: »

Hey all of you I need some advice.

I have been to see a friend this avvy and she has been complaining about her flat and LL.

She has been living there with her DP since 4/12/09 and has a 6 month tenancy. They are living in a flat in a listed building. They have complained to the agency which is acting on behalf of the LL and nothing has been done. The problems are as follows:

*Damp
*Mould
*Condensation
*Huge drafts through holes in the windows
*Hot water only works when it feels like it.

They have had a specialist round who said that because it is a listed building they cannot do anything about the massive gaps in the windows.

Because of the harsh winter we have had they have literally been living in the bedroom as it is the only room in the flat with no drafts and it is the smaller room so doesnt cost so much to heat.

Back to the point. Do they have a leg to stand on. Both suffer with asthma and the damp can only be making them worse.

Thank you any advice greatly received.

Advise them to move as it sounds like the problems are inherent in the age of the property. Damp air does not necessarily aggravate asthma in fact dry air is more likely to to, tho certainly mould spores and asthma don't mix. Have they been using the dehumidifier? Were they given a copy of the EPC when they took the flat?

The only people who can enforce repairing obligations on the landlord is Environmental Health, and they will not be able to over-ride the need for planning permission to alter the windows or install additional ventilation as this is a listed property. If the windows are altered to reduce drafts the condensation will probably get worse, old buildings are supposed to breathe.

As well as planning permission the freeholder will have to agree to any major alterations and repairs, as it is usually a communal responsibility to repair the fabric of the building. They may have to either consult with the other leaseholders (months) or apply to a Leasehold Valuation Tribunal for special dispensation (only granted in emergencies).

adg1

The issues you mention are inherent to an older property. I also second MissM and agree with the letter they agent sent.

Unless it has been caused, as Jowo says, by a defect in the property, then damp and condensation is caused by inadequate ventillation in the when cooking, showering etc as the warm, wet air has nowhere to go.

I guess the windows are some form of leaded glass/single glazed so will be draughty and thin. Hang some thick floor to ceiling curtains to stop some of the air flow.

It sounds like their LL knew there these quirks with the house and hence provided the dehumidifyer. Use it, block up some of the holes in the windows and the air bricks etc where air is getting in.

It sounds, though, like they will be moving to a new property at the end of their AST as these issues mentioned are inherent with older properties.

G_M

Sorry to go off topic:

Message for MissM - you message folder is full so my PM to you is bouncing back. Can you delete a few? thanks.

OK guys, back to the thread!

MissMotivation

All done G_M, PM away.

bigyorkshireman

For a good explanation of condensation and some advice on what you can do to help prevent condensation (and black spot mould) have a look at the condensation pages on the Timberwise website.

Great easy to follow advice and a handy couple of videos giving advice.....

Dehumidifiers are only really a temporary fix to condensation - the best way is to improve the ventilation....

Hope this helps!

Fire_Fox

bigyorkshireman wrote: »

For a good explanation of condensation and some advice on what you can do to help prevent condensation (and black spot mould) have a look at the condensation pages on the Timberwise website.

Great easy to follow advice and a handy couple of videos giving advice.....

Dehumidifiers are only really a temporary fix to condensation - the best way is to improve the ventilation....

Hope this helps!

Which cannot be done in a listed leasehold apartment without opening windows in the depths of winter or jumping through hoops to get permissions to improve the extraction or install PIV.