No hot water for 3 weeks, Landlords Agent ignoring calls and messages

claireelizz

Thank you all soooo much for your advice, you have no idea how helpful you have been. I was hoping it wouldnt get this far but I guess this is the only way forward. Taking all of your advice I have put together this letter, I'm hoping this will be enough in itself to get things moving... no more Mrs nice guy haha... Does it sound okay, have I covered everything?



I am writing concerning the outstanding repair work needed at the above address. Under the Landlord and Tenant Act the Landlord (or any agent he appoints on his behalf) has a duty to repair hot water and heating within a reasonable amount of time and failure to do so is an offence.

Please find enclosed a diary of previous contact from the date the problem was reported. So far we have been without hot water for 1 month on the date of this letter and I'm concerned that the disrepair is adversely affecting my health and the health of other members of my household and causing great inconvenience.

If the problem is not fixed within two weeks, you leave me no option but to either carry out the repair work myself and deduct the cost from our rent or alternatively arrange for an Environmental Health Inspection which may result in a legally enforceable repair order.

I'd therefore be most grateful if you could contact me as soon as possible to arrange for the repairs to be carried out.

I look forward to hearing from you soon.

Yours sincerely,

clutton_2

i would put a specific date in where you have in "two weeks" ... apart from that.. cracking letter !!

head it Letter Before Action and send it to LL and cc to LA - let us know how you get on.....

princeofpounds

Please read the shelter guide before you do this, and speak to them (or any other professional advice you might need, though you are probably fine) if you require it.

I say this just so that you know where are you are heading before you start, and you are aware of pluses/minuses.

Oh, and good letter. Use specific dates, and also state 'could' be an offence, because there are defences to such a charge. Also review in light of the shelter guide, just so you don't miss anything important out.

claireelizz

I have read up on the Shelters guide for what is the procedure for withholding rent and carrying out repairs and the drafted letter I posted is actually from a sample letter within their procedure that they have available on their website which I modified

theartfullodger

claireelizz wrote: »

I have read up on the Shelters guide for what is the procedure for withholding rent and carrying out repairs and the drafted letter I posted is actually from a sample letter within their procedure that they have available on their website which I modified

Well done, great! Do keep us posted!

Lodger

Tuscan

Might be worth getting the immersion looked at, if it's just a case of connecting the cable then
it will be a quick and cheap job, that way you would have hot water while you wait for the propper repair..

poppysarah

How long have you been there? When can you leave?

Would it get a gas safety certificate pass?

blackshirtuk

as a short term fix to et you hot water, would it be possible to disconnect the condensate pipe and run it into container in the cupboard, would solve the problem of water returning to the boilercausing it to cut out.

I know that it wouldn't meet any regs at all but it could give OP Hot Water until the LL/Builder decide whose fault it is. Not sure how much water would be produced, may not be practical.

claireelizz

poppysarah wrote: »

How long have you been there? When can you leave?

Would it get a gas safety certificate pass?

Thats the bit I forgot to mention, when the latest plumber came round he was also coming to do the gas safety inspection as the certificate was close to expiration (not sure exactly when it does expire or if it already has) but due to the condensate pipe he said he couldnt renew the certificate until that was corrected

claireelizz

blackshirtuk wrote: »

as a short term fix to et you hot water, would it be possible to disconnect the condensate pipe and run it into container in the cupboard, would solve the problem of water returning to the boilercausing it to cut out.

I know that it wouldn't meet any regs at all but it could give OP Hot Water until the LL/Builder decide whose fault it is. Not sure how much water would be produced, may not be practical.

my dad suggested that when the plumber was here but he advised that that could release some fumes that could cause problems to our health apparently