Advice needed!

d4z

Hi, I need some advice, I've just moved into a 3 bedroom rented house with my fiance, were having a baby soon so we had to upsize from a 2 bed.

We've been in the house for a month now and we noticed a leak in the kitchen ceiling, coming from the bath area of the bathroom, we let the estate agent know and they sent their maintenance guy to inspect the bathroom. He didn't find a leak but he did say that the bath has been leaking on and off for the past 2 years (this wasn't the first time he'd been to the house for this issue, a few years ago the estate agent recommended a price for a new bathroom but the landlord went cheap and got someone to do it for him), after further inspection we realised that the leak was being caused by the shower screen attached to the bath, the bath itself has a shell shaped back with a shower above the back of the bath, so when water hits the area it just generates a large pool between the bath and the tiles and when the shower screen is moved the water pours down the bath and onto the floor. The maintenance guy said he'd go away and recommend a few things to the landlord.

I recieved a letter today, below is the letter;

Dear ...

Re: Address

We are writing following our plumbers visit to the property to investigate the possibility of a leak coming from under the bath.

It has been found that whislt there is no leak under the actual bath itself, water is escaping from around the shower screen once it is moved.

It would appear that the design of the bath does not quite fit that of the shower screen, so when the shower is run, water collects alongside the screen and once this is moved then spills out causing leakage.

The recommendation is that a flannel or small towel is placed alongside the screen to collect any residual water, which can then be wrung out after each use, this will hopefully prevent any further incident and damage to the property in the future.

We hope this clarifies the problem, and offers you an easy solution which the landlord has asked if you could please take care to follow the recommendation given.

Yours......

Here is what the 'LANDLORDS OBLIGATIONS section of our agreements says;

The landlord agrees to the following:

3.3 To comply with the requirements of section 11 of the Landlord and Tenant Act 1982 which imposes obligations on the landlord to repair the structure and exterior (including drains, gutters and external pipes) of the premises; to keep in repair and proper working order the installations in the premises for supply of water, gas and electricity and for sanitation (including basins, sinks, baths, and sanitary conveniences, but not other fixtures, fittings and appliances for making use of water, gas or electricity); to keep in repair and proper working order the installations in the premises for space heating and heating water. In determining the standard of repair required by the landlord under this clause, regard shall be had to the age, character and prepective life of the premises and the locality in which it is situated.

Am I within my right to tell them to shove the flannel where the sun doesn't shine and request that they either fix it or compensate me and my fiance some how?

Thanks for reading.

BitterAndTwisted

What on earth would you be seeking to be compensated for? I don't understand.

Keep that letter somewhere and guard it with your life. You might need it later when you vacate and in the meantime do what has been suggested. I don't think it's particularly difficult or inconvenient. Not a perfect solution I agree.

motherofstudents

can you put a shower curtain up inside the bathscreen ?

Louease

I think it is very off that they are being so stingy about fixing it properly, if it is causing a hazard they should sort it out It may be able to be sorted by the flannel thing but it must be annoying. These estate agents & landlords don't really care as long as they are getting their money at the end of the day. You should go back to them and tell them that you are not happy, if he is not sticking to the terms & conditions i'm sure you will have a right to terminate your contract if it came to it.

poppysarah

Dear Landlord

You're a tight so and so {Omit this line}

I am unhappy with the short term measure you have suggested for stopping a leak in the bathroom.
Whilst I will endeavour to follow these instructions to the letter, I want to make it clear I will not be held responsible for any water leaks caused by you not addressing this issue and making a permanent repair.

yours sincerely
Mr and Mrs Tenant looking for a sane landlord as soon as possible {edit as you see fit}

clutton_2

""You should go back to them and tell them that you are not happy, if he is not sticking to the terms & conditions i'm sure you will have a right to terminate your contract if it came to it.""

not necessarily so.. you cannot just leave because a landlord does not offer you the type of repair you want.... then you will be in breach of contract and the landlord can take you to court for the rent until he finds another tenant

moromir

You do appear to be selectively quoting your tenancy agreement and ignoring the rest of the clause - it does clearly state after the list of included items "but not other fixtures, fittings and appliances for making use of water, gas or electricity" which I think would include the shower screen?

Is it possible to purchase a cheap tube of sealant and seal it yourself for a couple of quid?

tyllwyd

We had a similar problem with a bath in a rented house - the mixer tap leaked, and the design of the bath meant that the water ran along the top of the bath and down onto the floor. The landlord/letting agent didn't come up with a better solution than a flannel in the corner or building up a ridge of silicon along the side of the bath to stop the water running down. We moved soon after so it never got resolved further than that.

It is difficult to imagine what more the landlord can do short of replacing the whole bath or removing the shower above.

sonastin

Why don't you ask the landlord to provide a suitable towel or flannel so you don't have to spoil yours by leaving it permanently wet!

Alternatively, use the smallest flannel you can find that doesn't soak up the water and report that it is continuing to leak after you have implemented his solution and request he find an alternative repair

tbs624

d4z wrote: »

Am I within my right to tell them to shove the flannel where the sun doesn't shine and request that they either fix it or compensate me and my fiance some how?

Compensate you????? Dear oh dear.

You are obliged to treat the property in a "tenant-like manner". If it was your own property you would check for water accumulation before folding back a shower screen and letting the water run onto the floor.

As another poster has suggested, you could ask the LL/LA to perhaps install a shower curtain.

You/your fiance could even DIY - telescopical shower rail (no need for screws) see here plus a shower curtain - 20 quid, job done.

There are some things worth battling about but this one sounds as if it is easily solvable. Write to the LL/LA thanking them for their letter and their instructions - say that you'll do your best to comply with their request, but in your opinion the problem would be better dealt with by x, y or z. Then spend your maternity leave time on other, more important, things.

sooz

So you've been pouring water onto the floor after showering, & you want the landlord to compensate you??

Could you not direct the shower head further down the bath, to avoid leaving a puddle in the shell shaped bit?