Tenant seeking advice

xxrobzyxx

Hi,

My partner and I have been living in our flat now for about 8 or 9 months. It was a short tenancy for 6 months so now we are just on a month by month contract.

When we first moved in we noticed that there was a lot of problems with the flat. We told our letting agent and we were then told that the LL was not in a position (financially) to fix the problems eve though we are paying £440 per month!!!!!

These problems have been getting stedily worse since then. E.g the seals on the windows have had it so condensation is getting in between the double glazing and causing drafts in the gaps where the seals have gone, we have mould growing underneath our front room window (inside) and around window frames and nothing we do is making it go away, the storage heaters that are our heating dont work properly so it's always cold and i've notices gaps underneath our living room window sill.

The windows are that bad that with the LA's permission we had to use sealant on the seals but that seems to be only a temporary solution as i've noticed it's not really helping with the drafts coming from the windows.

So far in the past 3 months i've had 4 colds and horribles coughs.
My stepdad (he's a mortgage broker and an ex landlord) has told me to send an e-mail or letter telling the LL and LA that I will be witholding my rent if the windows and mould arent sorted by Jan 2011 and every month after until the problem is fixed.

I would love to do this but i am afraid that LL will kick us out if we withold rent.... What do I do? Please help.

BitterAndTwisted

Put all of your complaints in writing to start with. Do not threaten to withhold the rent: repair issues and rent are two completely distinct things.

Have a look on the Shelter website for guidance on how to force your landlord to get necessary repairs done but quite honestly if the place is unsatisfactory and your landlord doesn't have the funds to maintain it your best bet would be to give notice and find somewhere decent for your money

Turnbull2000

You landlord can kick you out if you keep asking for repairs, never mind withhold rent. I suggest you start looking for a new landlord.

xxrobzyxx

we would but we havent got any money. we'd love to find somewhere better and bigger as 440 for a tiny 1 bed flat where i live is ridiculous money!

we've asked 6 times for repairs but the LL wont do anything....

BitterAndTwisted

Have you had a look on the Shelter website for guidance about how to get your landlord to undertake necessary repairs? it might be an idea to involve Environmental Health and your Local Authority's Private Rentals people as well. Doing so might encourage your landlord to seek possession however, and withholding the rent almost definitely will.

£440 rent a month between two people seems quite reasonable to me but if your wages are quite low perhaps you might qualify for help towards your rent via LHA. Have you investigated this?

Stop asking your landlord to undertake repairs AND START WRITING! This is the first step in rather a lot of them to get the repairs done.

xxrobzyxx

My partner only has a part time job which doesnt pay well so all my wages goes on bill. I'll try writing to himand see what he says. I wasnt sure if i'd be able to get environmental health involved......
I'll have a look at shelter now.

BitterAndTwisted

It sounds like you need to apply for LHA (Local Housing Allowance) tout suite. It's entirely possible that you might qualify for some help. Have a look on your Local Authority's website. LHA is paid direct to the tenant so your landlord wouldn't be involved as long as you can show a copy of your tenancy agreement to prove what the rent is.

Wings

This time of the year ALL LLs, including housing associations and local councils get complaints on damp, condensation problems. The breakdown of the double glazed units is nothing to do with the mould, damp, and the best way of reducing condensation is ventilation, through windows and doors being open, together with finding the right balance between the same, heating and washing drying clothes etc.

Air needs to circulate, so move furniture away from walls, doors and windows ajar etc.

Some properties, through poor construction, cold walls facing North etc. will never be without damp, condensation, so as another poster stated, find another landlord/property.

G_M

xxrobzyxx wrote: »

we've asked 6 times for repairs but the LL wont do anything....

Have you done this 6 times IN WRITING? Phone, text, email doesn't count. Make it formal. Use the correct address - the LL's address for the serving of Notices should be on your contract. If it is not, write to the agent asking for the LL's address.

And follow the Shelter procedure.