Leak in rental house - nightmare

milliebear00001

So I have a boiler leak that has flooded down the hall/stair wall and the lounge carpet. The boiler had a faulty seal according to an enginner I managed to call out at short notice (after my LL claimed she couldn't find anyone).

My engineer can fix the leak so I will have reliable water. But the boiler has another fault (probably circuit board) which cannot be rectified until after Christmas. I have an unreliable boiler and a sopping wet lounge carpet, for Christmas!

I want to know what will happen when it comes to getting back my deposit. It is likely there will be repainting to be done, and the lounge carpet will probably need replacing. I am due to move out on 13th Jan!

I am also unhappy that I have had to pay an engineer to fix the leak, with no word from the LL about recompense.

Any advice welcome.

sonastin

Have you informed your LL in writing about the faults with the boiler? Make sure that you also inform the LL about the consequences of the fault (e.g. wet carpet) and what you are doing to mitigate the problem while you are waiting for it to be rectified (e.g. putting bucket under leak to stop it getting wetter!)

When it comes to getting your deposit back, if the LL tries to deduct for these items, you have some evidence to back up why it was not your fault. (Assuming that the deposit has been properly protected?)

G_M

Your deposit should not be affected either by the damage to the boiler or the consequential damage to the property. Not your fault.

You should not be out of pocket from boiler repair either. Landlord's responsibility. Keep receipts and put IN WRITING a description of what happened, what you did, and what money you are claiming back.

Communicate at all times. Try to speak to the LL to get agreement to repairs, but always follow up with a letter.

milliebear00001

Thank you for all advice. I have been liaising with the LL by telephone and she is fully aware of all costs and what I've been doing. As suggested though, I will email her so that I have a copy of everything in writing.

princeofpounds

document the whole event, keep engineer's bills and reports. As G_M said you should not lose any deposit for this, nor should you have to pay the engineer as long as the price was reasonable.

princeofpounds

I will email her

No, WRITE.

An email that is not replied to is no evidence of delivery. You need to be able to show something in court that proves you notified her in case she ever tries to claim the damage was in part caused by you not notifying her right away. Recorded delivery letter, or proof of postage for two copies of the letter, or hand delivery with a witness.

Wings

princeofpounds wrote: »

No, WRITE.

An email that is not replied to is no evidence of delivery. You need to be able to show something in court that proves you notified her in case she ever tries to claim the damage was in part caused by you not notifying her right away. Recorded delivery letter, or proof of postage for two copies of the letter, or hand delivery with a witness.

Wrong, electronically sent mail are acceptable, even post not recorded is also acceptable.

G_M

milliebear00001 wrote: »

Thank you for all advice. I have been liaising with the LL by telephone and she is fully aware of all costs and what I've been doing. As suggested though, I will email her so that I have a copy of everything in writing.

My advice was 'write'. By which I meant old fashioned post. NOT email.

Despite what Wings says I would still write. Its safer. Or if in doubt, do both!