Can I refuse further viewings on rental?

Wee_Willy_Harris

fc123 wrote: »

I was born in Wales and left aged 8 and my mother remembers us always having 'bugs' and sickness. When they moved back to London, it all stopped and my brother, then a baby never had any sickness at all. Parents used to get it too. I am sure she said it was because of lead in the water and soft water too?

It's possible, but unlikely. Lead poisoning really needs to be treated, it's not something that will just go away. And, of course, moving to London, with all those leaded petrol fumes shouldn't have helped.

Wee_Willy_Harris

Eton_Rifle wrote: »

Bacteria mostly. E coli levels increase after heavy rainfall apparently, things like that. If the water isn't pure enough, you can install a water filtration system but so far none of us on this road have needed this.

There's an lost slave graveyard on my road somewhere so the water probably gets an extra special filter through old bones!

I have a small croft in the Highlands which I rent out as a holiday let, but use it as a bit of a get-away whenever I can. That has running spring water through the taps which comes out a lovelt peaty colour, a bit like weak tea with no milk. I probably shouldn't drink it, but it's so delicious! Ironically, I use bottled water for making tea!

PasturesNew

I'd have bought one of these http://www.rightmove.co.uk/property-for-sale/property-29880746.html

And rented a cheaper house

I'm sooooooo tight!

lynzpower

EHO --Environmental Health Officer Theyll tell you ( and landlord) whether its fit to be rented out or not.

Having just undertaken a course which basically equips me to assess premises like yours ( wel like anyones) from what you tell me, no I dont think it is "fit" ( although the fitness rating has been binned off now, and you environmental health work with a scoring system based on the round view of health and hazards) Its called the Health and Safety Rating system for Housing.

http://www.communities.gov.uk/housing/rentingandletting/housinghealth/
Few points on lead from the scoring notes:
1
"there are up to 10 fatalities a year from lead poisioning. However the more prevelent risk is Intelligence Quotient ( IQ) deficiency in children rather than acute poisioningEven with relitavely low levels of lead in blood there are indications that it affects the IQ of children"

"lead is a heavy metal which when ingested accumulates in the body and has toxic effecxts on the nervous system,cognitive development and blood production. Continual exposure at low levels has been shown to cause mental retardation and behavioural problems in children"

I accept your daughter may be a little too old to experience the hard effects of this the most at risk group is children under 3 pregnant and lactating women and elderly people, however it still poses a risk to people of all ages, just that under 3s are THE most at risk group and THE most likely to experience an health need that needs medical intervention.

"the elderly are more susceptible to health effects than young adults because as part of the ageing process lead may be released from bone changes and toxic effects may be observed from relitavely low level lead exposures".

Wee_Willy_Harris

Eton_Rifle wrote: »

Your place sounds wonderful Willie!

Ive just ended up with 2 small houses, instead of one big one. Of course, where most people just pop down the hall to see all their bedrooms, I have a few hundred miles to drive!! lol

Fire_Fox

Why haven't you contacted Environmental Heath? The house sounds like a death trap and they can enforce the landlord's repairing obligations. Frankly I would do that now to protect future tenants.

fc123

kitschkitty wrote: »

I can't believe no-ones worried about carbon monoxide poisoning. Not having a gas safety certificate isn't "naughty" it's downright dangerous. :eek:

Fair enough we all decide if the condition of the home we are living in meets our own personal needs and standards. The house we rent isn't fantastic, but it is safe and secure.

I couldn't let such important safety issues go though, first and foremost I'd be worried for my family, but I'd also be very worried for any one (renting) who came after me and had to deal with health hazards.

But on the issue of viewings you are totally within your rights to say no, and you don't need to provide a reason. It's only down to your good will to accept viewing appointments at all.

Personally I would feel the need to report the safety issues, because even though their not my responsibility I couldn't live with the idea that peoples health or even lives could be affected.

Of course I worry about CM poisoning ....and we had it the second house we bought many years ago.....got it sorted out pronto though as soon as we realised as we kept getting sick. The survey didn't show anything up and we had had a CH survey done.

OK, Gas cert man came in and refused to issue the cert. I asked why, he said because the lever to shut off the gas was rusted and wouldn't pull/turn. The CH system is all fine and no CM. He said he would report it and someone would come around to replace the lever. No-one came.

I reported the no certificate to the LA about 5 times. Another GS insp was done a month ago and failed again for the same reason. I also had a condition inspection about 3 months ago and also asked the bloke to sort it out...plus the flood damage....again. Nothing.

Anyway, had a long train journey today so I had some thinking time....and as soon as I got in the LA on the 'phone again.....want another viewing tomo...I refused and she had no/zero idea of the problems that I had listed out over the 'phone to the office yesterday. I suggested they send them with the other batch on Sat am.
I mentioned the GSC again and she didn't seem to be bothered at all.....it is a chain LA.


....so, I don't feel they should be doing viewings until someone higher up has been walked around...and he is coming Sat half hour before viewings.

EHO? I think I will give them a call if they don't sort the lever next week, don't edit the RM descrip and keep misleading viewers.

Fire_Fox

Report all problems in writing preferably by recorded delivery, both to the agent and the landlord. If you get no response report to EH: letting agent and landlord can't plead ignorance if they have had a letter.

fc123

lynzpower wrote: »

EHO --Environmental Health Officer Theyll tell you ( and landlord) whether its fit to be rented out or not.

Having just undertaken a course which basically equips me to assess premises like yours ( wel like anyones) from what you tell me, no I dont think it is "fit" ( although the fitness rating has been binned off now, and you environmental health work with a scoring system based on the round view of health and hazards) Its called the Health and Safety Rating system for Housing.

http://www.communities.gov.uk/housing/rentingandletting/housinghealth/
Few points on lead from the scoring notes:
1
"there are up to 10 fatalities a year from lead poisioning. However the more prevelent risk is Intelligence Quotient ( IQ) deficiency in children rather than acute poisioningEven with relitavely low levels of lead in blood there are indications that it affects the IQ of children"

"lead is a heavy metal which when ingested accumulates in the body and has toxic effecxts on the nervous system,cognitive development and blood production. Continual exposure at low levels has been shown to cause mental retardation and behavioural problems in children"

I accept your daughter may be a little too old to experience the hard effects of this the most at risk group is children under 3 pregnant and lactating women and elderly people, however it still poses a risk to people of all ages, just that under 3s are THE most at risk group and THE most likely to experience an health need that needs medical intervention.

"the elderly are more susceptible to health effects than young adults because as part of the ageing process lead may be released from bone changes and toxic effects may be observed from relitavely low level lead exposures".

The whole lead pipe issue came to light when the plumber stopped the flooding and we went onto bottled water...I was chatting to OH today about it and he remembered the guy saying it should be reported (which I did but this LL won't do any repairs, let alone replace all the pipes) and he did say something about limescale lining the pipes.

I daren't write about the glass door to the sunlounge......I dropped a mannequin against it and it cracked.....I saw then that it wasn't safety glass...but it is now as I had it repaired.:o

The issue I have is if you bought this house, you would have a survey and so on...totally different scenario. They are showing people around a house that isn't looked after by it's owner. It was her mothers and was bought in 1941 I believe. She left it empty for 6 years. Last tenant was an artist but left due to zero repairs being done and the previous LA did get her to re-do the bathroom (bodge it but OK) and paint the sunlounge windows.

I get notes through the door and people knocking all the time wanting to know if is for sale....as it has development potential.......you would knock down the house and rebuild.

Worse, I have a dam sign up so am having people also knock on the door and peering through the windows....one at 11pm at night..and no, I didn't let him in. The sign has to go so when OH is down, he can unscrew it.

I thought there were laws about LA that LA had to follow?

lynzpower

fc123 wrote: »

The whole lead pipe issue came to light when the plumber stopped the flooding and we went onto bottled water...I was chatting to OH today about it and he remembered the guy saying it should be reported (which I did but this LL won't do any repairs, let alone replace all the pipes) and he did say something about limescale lining then pipes.

I daren't write about the glass door to the sunlounge......I dropped a mannequin against it and it cracked.....I saw then that it wasn't safety glass...but it is now as I had it repaired.:o

The issue I have is if you bought this house, you would have a survey and so on...totally different scenario. They are showing people around a house that isn't looked after by it's owner. It was her mothers and was bought in 1941 I believe. She left it empty for 6 years. Last tenant was an artist but left due to zero repairs being done and the previous LA did get her to re-do the bathroom (bodge it but OK) and paint the sunlounge windows.

I get notes through the door and people knocking all the time wanting to know if is for sale....as it has development potential.......you would knock down the house and rebuild.

Worse, I have a dam sign up so am having people also knock on the door and peering through the windows....one at 11pm at night..and no, I didn't let him in. The sign has to go so when OH is down, he can unscrew it.

I thought there were laws about LA that LA had to follow?

Bottom line is if the LL wont do repairs then the Environmental Health department WILL enforce it IF there are risks to health. ( in this case obviously there really is)

The letting agent works for the landlord If they can find mugs like you to pay for a property that is not safe, then of course they will do it !! No offence but why would you maintain a building if the nodding dog just opens thier wallet and lets the LL take the money!

You as the tenant have the environmental health on your side, they will assess the premises on your request - If the LL refuses to do repairs the local authority CAN ( i understand) in extreme cases do the work and backcharge the LL for it. LLs can of course be fined thousands for consistently refusing to repair gas installs. Landlords usually get the advice first then enforcement tactics when required.

HSE website shows landlords being charged 10k plus for refusing to provide gas safety to tenants. There are laws to be folowed and if those laws arnt foll,owed then the authorities can wade in- but ONLY IF THEY ARE TOLD!!

You were very lucky to be alive in order to realise that the Carbon monoxide was poisioning you.

Carbon monoxide from untested boiler caused the death of six-year old girl

The Health and Safety Executive (HSE) is highlighting the fatal consequences of carbon monoxide gas following the death of a six-year old girl who was poisoned by fumes from a faulty boiler.
Hussein Jajbhay, director of property company Amadeus Investments Ltd, was fined £20,000 and ordered to pay £35,000 costs at the sentencing today at Blackfriars Crown Court, having previously pleaded guilty to two counts under the Health and Safety at Work Act 1974.
Bill Hazleton HSE Inspector said: "This tragic case emphasises the importance of maintaining and checking gas appliances. Carbon Monoxide gas is a silent killer, you cannot smell or see it. Landlords have a duty to maintain their gas appliances, and it is illegal and highly dangerous not to have them checked yearly by a competent, registered gas fitter. Currently, only CORGI is recognised by HSE to register gas installer."
Six-year-old Elisabeth Giauque was living with her family in a rented house in Castle Close, Wimbledon. On 4 February 2005 her parents went out for the evening, leaving their three children in the care of the nanny. On their return they found Elizabeth unconscious in her bedroom. She was rushed to hospital where she died two days later. It was later established that she died from carbon monoxide poisoning.
Four days later, two other family members who had stayed overnight in Elizabeth’s room, collapsed and were taken to hospital. They were also found to be suffering from carbon monoxide poisoning.

http://www.hse.gov.uk/press/2008/hselon01.htm
.

Two landlords and a gas service engineer have been fined a total of £19,000 today after risking the lives of a mother and her six-year-old daughter.
The Health and Safety Executive (HSE) brought the prosecution at Southampton Magistrates Court today (24 March) after Motoko Riley and her six-year-old daughter Emily were severely affected by carbon monoxide.
Landlords of the property, brothers Robert and David Watts, both of Woodlands, Southampton, were repeatedly warned that the boiler needed servicing over a period of almost four years and failed to act.
Each man pleaded guilty to breaching section 3(2) of the Health and Safety at Work etc Act 1974. Robert Watts was fined £7,000 and ordered to pay costs of £4,500. David Watts was also fined £7,000 and he too was ordered to pay costs of £4,500

http://www.hse.gov.uk/press/2010/coi-se-2403gassafety.htm