Renting Problems, Damp.

TJ27

As an enforcement officer myself, the photos do look pretty bad. The previous person who mentioned the HHSRS (Housing Health & Safety Rating System) was quite correct. Thats the way things are done now. There are various hazard which are risk assessed. Cold and damp are two of the specified hazards.

We do now consider the most vulnerable group when assessing hazards. I think that children are the most vulnerable group when considering damp issues, for reasons given above. It's just not healthy. We are also, for the first time, able to take psychological effects into consideration. It can't do your morale much good living in such conditions.

As for the EHO not knowing what she was doing, I'm not surprised. Even some of the senior EHO's are little confused at the moment. It's a new system and we all have to get used to it. That's no excuse though, she should have taken plenty of photos and carried out a thorough survey. She could then go back to the office and discuss what to do with her colleagues if she's not sure.

Hmm. I was going to mention condensation, which is often down to the tenant, but having read the post again I think it's a much bigger problem than condensation!

I think I too would be asking for a second opinion. I would get the e-mail address of the EHO's boss and send him/her the photos, together with a description of the problem. People sometimes do that to me.

Your landlord sounds lovely by the way!

The council rehousing thing is indeed based on a points system. The fitness for human habitation thing has sort of gone out of the window as far as we are concerned, but something similar should be in place. It's worth making enquiries about that too.

It might be worth doing a bit of research into the HHSRS. There is government guidance on what should be done about damp. It might be on what used to be the ODPM website but I'm not sure.

I sometimes see young families living in the most terrible conditions and sometimes it is quite upsetting. I really do wish you all the best and hope that something is done. As others have said though, if I were you I'd probably try to get out of there.

Kzlnd

I'm not sure about a new build to avoid this problem, as new builds (poorly built!) suffer the same problems...
We're renting a new build (well, it's 3 years old) and have had really bad problems with damp and mould in the master bedroom and at the opposite side of the place; in the bathroom/hallway. My bf suffers with breathing and we think it's because of the damp!

Those pics are terrible, your LL really should not be ignoring this. :mad: Seems like a good idea to have EH round hope that goes ok.

Did a quick search for properties to rent in Halifax, I don't know it very well but found a couple of good places with reasonable rental, from around 300 to 850+. I'm sure you could get a good place, mould free! and a reasonable LL who has a clue!

Really hope something is done, it's bad enough for you two but with children?! :eek: Your LL needs a kick

TJ27

Oh and regarding Env Health contacting your landlord. If you ask them not to then they won't.

Of course, if notices are served then the landlord will have to be contacted and will probably suspect that you were the instigator. You might then have to say that it was just a routine inspection, as long as the EHO says the same thing. Just lie basically!

TJ27

And round three pin sockets went out decades ago!!!!

They are in fact still available to buy but I haven't seen one in use for about thirty years!! You landlord clearly has no idea about maintenance.

We have an electrician who was specifically employed to investigate such matters working for my council. As your chaps if they too have an electrician surveyor and perhaps ask him/her to visit with the EHO.

Damp and dodgy electrics don't mix.

musey

I thought that as well TJ27 but thought "nah impossible it can't still be in use" so didn't mention it.

musey

Kzlnd wrote:

I'm not sure about a new build to avoid this problem, as new builds (poorly built!) suffer the same problems...
We're renting a new build (well, it's 3 years old) and have had really bad problems with damp and mould in the master bedroom and at the opposite side of the place; in the bathroom/hallway. My bf suffers with breathing and we think it's because of the damp!

Those pics are terrible, your LL really should not be ignoring this. :mad: Seems like a good idea to have EH round hope that goes ok.

Did a quick search for properties to rent in Halifax, I don't know it very well but found a couple of good places with reasonable rental, from around 300 to 850+. I'm sure you could get a good place, mould free! and a reasonable LL who has a clue!

Really hope something is done, it's bad enough for you two but with children?! :eek: Your LL needs a kick

Try a dehumidifier kzlnd a decent one suitable for a 3 bed house costs about £75 from B&Q, I use one in my home as we are insulated up to the eyeballs and even though I am aware of the issues around condensation and so leave windows open when necessary etc it still removes moisture from the air. I know I witter on about them but in truth can't recommend them enough.
http://www.screwfix.com/app/sfd/cat/pro.jsp?id=10204&ts=73391 not the B&Q one I bought but similar in size etc
Ps I don't have shares in a dehumidifier company lol

amboy

musey wrote:

Try a dehumidifier kzlnd a decent one suitable for a 3 bed house costs about £75 from B&Q, I use one in my home as we are insulated up to the eyeballs and even though I am aware of the issues around condensation and so leave windows open when necessary etc it still removes moisture from the air. I know I witter on about them but in truth can't recommend them enough.
http://www.screwfix.com/app/sfd/cat/pro.jsp?id=10204&ts=73391 not the B&Q one I bought but similar in size etc
Ps I don't have shares in a dehumidifier company lol

Have PMd you a question,

T4i

Our LL gave us a de-humidifier to try, its quite a big one and needs to be emptied every 3-4 hours.

Only thing with that is we have to pay for the running costs and as soon as it rains we are back to square one with the moisture.

I can't wait for the EH to come out, I feel i'm in such a better position not to be walked all over this time. I will be asking for a explanation as to why the 1st lady who came out didn't take any photos, didn't ask to see all the rooms affected, didn't take any notes and obviously was way out of her depth when dealing with my concerns.

I would like to thank you all for your help!

clutton_2

This thread has truly shocked me, and i have seen some prety appalling houses in my time. I am SO sorry that you are being treated this way. This house reminds me of one i bought last year from a landlord who treated his tenants like you have been treated.

What i needed to do to that house was to take all the plaster off the whole house (most of it fell off pretty well of its own accord), fix the roof, install a damp course (dig up the whole of the ground floor to put in a damp membrane), replace water goods, replaster, redecorate, re-carpet- re-wire.

this type of property needs many many thousands of pounds spending on it, before it will be water tight.

The new 2004 Housing Act which is now in force, will deal with this type of landlord. BUT, you must must must find another place to live - i advise you to kick up as much fuss as you possibly can, - go to the council, with photos and ask for emergency rehousing on the grounds of unfit for human habitation; i advise you to contact your local Councillor, get him to come to your house, and get him to put pressure on the council to re-house you; if necessary go to see your MP at a local surgery he will hold with the photos, and see if he can find you a new home.

DO NOT stay in this one - your landlord will never do the required repairs while you are there, and your health will continue to deteriorate. It is impossible to do these repairs with folks living in the house - and he sounds as if he will not spend the money on it anyway.

Use the dehumidifier all the time, this is your future you are talking about.

Dont get disheartened, just keep on day after day contacting the council till you find someone who will treat this as seriously as it needs to be treated.

best of luck

Joe_Bloggs

I am horrified at T4i's situation and that of the family. Are their local/neighbouring housing associations that you could apply to as well as the council. I wonder what a fully qualified surveyor would say about this property ? Get out now would be my advice were it not for the expense and contractual obligations. What kind of contract do you have with your landlord ?
J_B.