quick rental q re withholding rent

oz0707

If a property is in need of repair (central heating). If it is taking an unreasonable amount of time to fix do you have any right to withhold any rent?

olly300

No you don't.

There is information on the Shelter website about what you should do if your landlord is taking a long time to fix something. However as it's not winter and the heating doesn't need to be on yet your landlord can argue that they aren't being unreasonable.

oz0707

I had this from the agent. Single glazed and draughty, my house is cold in the mornings.

tbs624

How long have you been waiting for them to sort it out? Has a heating engineer been to look at it?

Has the LL/LA had the boier checked and has a gas safety certificate been provided to you?

s11 of the LL& T Act 1985 is applicable whether it's winter or summer

11 Repairing obligations in short leases

(1)In a lease to which this section applies (as to which, see sections 13 and 14) there is implied a covenant by the lessor—

(a)to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes),
(b)to keep in repair and proper working order the installations in the dwelling-house for the 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 the supply of water, gas or electricity), and
(c)to keep in repair and proper working order the installations in the dwelling-house for space heating and heating water. ( my bolding)

Google Shelter "guide to Getting Repairs Done" and read up on the Izzet case.

Deal with repairs issues in writing and keep copies. If your LL is dragging his heels you may find it helpful to speak to the Private Sector Rentals Officer at the local Council.

oz0707

Its been out of action since the start of the summer. Obviously it has only just begun to become a problem. Notified the agents about 3 weeks ago. Its down to be sorted today but time will tell.

theartfullodger

Aye, read up on this stuff...

Beware not paying rent .. regardless of you being in the right, many Landlord's reaction will be to issue you with a notice2quit....

moromir

oz0707 wrote: »

Its been out of action since the start of the summer. Obviously it has only just begun to become a problem. Notified the agents about 3 weeks ago. Its down to be sorted today but time will tell.

So since the beginning of summer you've known it wasn't working and had all this time to report this and get it sorted out, in the engineers' quiet period but you basically haven't bothered?

You wait until the beginner of September when everyone is turning their heating on and finding problems and contacting heating engineers and then wondering why its taking time?

Tbs264 outlines the procedure you need to use to effect a timely repair but I have little sympathy for you. Report problems when they occur, not months later, leaving maintenance issues could result in further damage and consequently take longer to repair. In short, pull your finger out in future