Rented Property - Advise Please....

winenwhine

I started renting a house with my children 5 months ago and my landlady has told me that she wants to re-do the kitchen. The units in the kitchen are a bit tired but they are perfectly usuable, however she has told me via e-mail that due to the age/condition of the electrical items she wants to replace them before they go wrong and it costs her more money.

Obviously its going to be nice to have a new kitchen, but as we have not long moved in and the children have only recently settled down, I have asked her to delay this for a while so we could just get on with life. She has refused my request and has said that she will go ahead regardless.

So..... Is there anything else I can do, can I claim anything back from her as obviously I am going to have to pack the kitchen away, clean every night, I wont be able to cook etc....

I really am not trying to be ungrateful, but all I asked was for a delay in her doing the work.

All relevant advise gratefully received.

Fire_Fox

You do not have to allow anyone access to the property during the tenancy, including workmen, although you would be foolish to refuse emergency access. Clearly if you refuse ALL access your landlord may wish to serve you notice to quit but this would not take effect until the end of your fixed term (six or twelve months?). Without a functioning kitchen I would suggest the property will not be habitable - check with Environmental Health at your local council about this - in which case your landlord may have an obligation to rehouse you during the work. Is it possible that she can replace the electrical items/ white goods only and leave the rest of the kitchen as it is for the remainder of your tenancy? Are they built in appliances?

Ditch_Crawler

Are you coming to the end of a 6 month tenancy?

Make sure that you know what the rent is going to be for the following 6 months (or longer), before you agree to the inconvenience of having kitchen installers disturbing your life.

DC

winenwhine

Thank you both for your replies.

I signed a 12 month lease so still have a while to go otherwise I would give her notice as I do not intend on staying here after that (the location/sze of house is perfect but unfortunately the landlady isnt, and not just because of this, it has been a constant battle with her to the extent that i just get things repaired and pay for them myself so I dont have the aggrevation of dealing with her!)

I really dont want to have to move out, my children are young and we moved after a separation so they are still quite vulnerable which is why I asked her to delay.

Unfortunately it isnt really possible for the white goods to be replaced without damaging work surfaces so I can understand why she is doing it to save herself possible future costs in emergency repairs.

Fire_Fox

winenwhine wrote: »

Thank you both for your replies.

I signed a 12 month lease so still have a while to go otherwise I would give her notice as I do not intend on staying here after that (the location/sze of house is perfect but unfortunately the landlady isnt, and not just because of this, it has been a constant battle with her to the extent that i just get things repaired and pay for them myself so I dont have the aggrevation of dealing with her!)

I really dont want to have to move out, my children are young and we moved after a separation so they are still quite vulnerable which is why I asked her to delay.

Unfortunately it isnt really possible for the white goods to be replaced without damaging work surfaces so I can understand why she is doing it to save herself possible future costs in emergency repairs.

If you are in a twelve month fixed term and you intend to move out at the end anyway, I would simply write to your landlord by recorded delivery and state that it is not possible for you to accommodate her wish to replace the kitchen during your tenancy. Under the Protection from Eviction Act 1977 she (or her agents/ representatives) cannot enter the property without your consent or in your absence or it can be deemed harassment.

She should have had this done before you moved in or she can sort it after you have moved out, your landlord has no way to enforce this huge upheaval on you. You have the 'right to quiet enjoyment' in other words this is YOUR home for the duration, it really is not your problem that your landlady wants to save money as she has a paying customer in situ. Do check that there is not a break clause in the AST, this is usually at six months if present in which case she has missed the boat.

winenwhine

She has now emailed me to say that she will delay the refurb but if she does then I will be liable for anythng that goes wrong in the kitchen and will have to cover the cost of the repairs myself!

Can I ask what an AST is.?

Fire_Fox

Sorry: Assured Shorthold Tenancy, your contract document/ the type of tenancy you are on. You will NOT be liable for any repairs yourself, what an amateur this landlord is! Report anything that does go wrong in writing and keep a record of all e-mails/ correspondence from now on. I'd be sorely tempted to risk a row by quoting a load of legislation at her or linking to a few landlord's associations but I am probably more confrontational than you.

I think I'd plan to have a fight to get your damage deposit back at the end, you might want to save up for your next property now. Is your deposit lodged in one of the three schemes? Do you have a proper inventory which details the condition of the decor as well as the contents?

lizzielondon

actually bonkers

winenwhine

Firefox, thanks for the explanation. When I rented the house I was under the impression that it would all be done through the agents but unfortunately I found out too late that this wasn't the case. A full inventory was done and the deposit is held in one the approved schemes.
I do try and see both sides and if it makes life easier I'll back down but even have my limits and Im there now!

Lizzie - actually bonkers? Who?

lizzielondon

you're landlady! i can't believe she thinks she can do that-

firefox has given excellent advice re: letter, good luck x

winenwhine

lizzielondon wrote: »

you're landlady! i can't believe she thinks she can do that-

firefox has given excellent advice re: letter, good luck x

Trust me I've called her lots of other things!!