Agency taking the !!!!?? Regarding property visit

Soniclord

We (me and my other half) have been renting a property from a pretty !!!! agency since 10th of February 2011 and on the 5th of April will have only lived there for 55 days, but the agent has put in a letter dated 14th of March,

As you are aware, as Managing Agents, we are obliged to carry out regular visits to the property on behalf of the landlord. These are to ensure there are no problems and to give you the opportunity to bring to our attention any issues of concern

Now basically I've already brought to their attention/reported several problems/repairs that need doing (more on that shortly) and the agency have just dragged their feet and have finally got hold of this plumber to do the work needed (clearly the only plumber who works for them!) who must do all of the houses on their books as and when he gets the time?

Anyway the kitchen sink/draining board have been leaking for the last 2 weeks (and 1 day) and the plumber rang today and said he can't come out until next Tuesday. Which is fine but next Tuesday it will have been exactly 3 weeks since I reported the leak! Clearly not a priority for the agent or the landlord then. Either way I've made it clear I will not be held liable for any consequential damage amounting from the leak.

Also the letter the agent sent says they will be visiting the property on the 5th of April between 10am and 1pm but they can't give a more precise time for the visit. Funny thing is the plumber can never give a precise (or as close to) a precise time either. I'm beginning to wonder if they just think they can turn up as and when they want and just expect people to be in! And the reason this pees me off so much is that I was told I would get a response to one of my E-Mail's the other day before close of business at 5.30pm and they replied at (and I !!!! you not) 5.25pm knowing full well if I replied or wanted to ring the office that day that I wouldn't get a chance to speak to anyone or expect a response. Standard practice it seems.

Another query is that I've only been renting from this agent (on the 5th of April when they intend to visit) for 55 days so shouldn't they give us more time to settle in!? Because they've barely given us chance to settle in before they want to come traipsing round the house wanting a good look round.. I wouldn't mind so much but they can never get off their backsides quick enough to do any repairs (it will have been 3 weeks come next Tuesday) but the letter they've sent gives 3 weeks notice (from the date on the letter) which is fair enough because of the fact they have to give at least 24 hours notice before an intended visit but this 3 week thing is starting to become a bit of a habit.

3 weeks to get anyone to repair things.

3 weeks notice of an intended visit.

It'll probably take 3 weeks for the plumber to sort out the problems! And speaking of the plumber they sent him to check the electric shower.

I know it's to do with water but it's electric! Shouldn't they have sent an electrician as well as a plumber??

Now going back to the appointment they've made it clearly states in the letter the below,

It is often an advantage for tenants to be present upon the visit, however we appreciate this may not always be possible, and therefore we will gain access with our management keys (subject to holding a set).

Basically saying they WILL gain access with their management keys if no one is in. Not asking permission just telling us they will let themselves in. Which is bang out of order. I rang up about this anyway (and got it in writing) that the agent can assure me that they would not enter my property without permission from myself.

They'd have a job anyway as I changed the locks for security reasons.

And when they do come and visit can I refuse to allow them to look around the bedrooms of me and my kids? Because as far as I'm concerned they are the most personal places that we use and I don't want them, for want of a better word 'snooping around' even if i'm there.

They also claim if they should arrive on the day of the visit and be unable to gain access they would charge £25.00 plus VAT for an abortive visit. I don't know who the hell they think they are but they can shove their charges where the sun doesn't shine.

It also says in an E-Mail I received from someone in the branch of the agency we are renting through that after the initial visit to the property that they then visit every 4 months? Even that to me is too much! Have they never heard of quiet enjoyment? I rented my previous property from a private landlord for 1 year and 8 months and he was a brilliant landlord and only visited the property if anything needed sorting and often sorted it within 2 hours! Not 3 weeks. I only moved because it was very far from town and I can't drive yet so buses was a pain. What I'd give to go back now though!

And just to clarify I have given the landlord every opportunity to meet with me and my partner in the office of the agency 'managing' the property for him but he has refused to say yes or no (I can only assume as I've heard nothing since asking each and every time) Basically he's ignoring the question (if the agent has even asked it?) and I don't have an E-Mail address or contact information for him in the form of a telephone number. I do have an address though but as for if it's his home address I'm not so sure but I'm thinking of writing to him at that address should things not improve.

It also seems (or feels) that because the landlord had such a hard time with the previous tenants that he is treating us with as much disdain as he treat them (for good reason presumably) but we aren't those tenants! And I strongly believe he should first get to know the people living in his house then that way he may feel more at ease about the type of people living in his house.. They claim he wants to rent the house out long term, but he won't stand a chance of this how he treats his tenants.

And 1 last thing (before I post something from another thread I updated) I've only been living here for just over a month and I am disgusted at the way I'm being treated just because the landlord had bad tenants before me and i'm strongly considering requesting the tenancy agreement be reduced from 12 months to 6 months and then leaving. Can this be done?



I also posted the below in another thread of mine but thought I'd add it in this thread as well on the off chance someone can respond to that as well.

Soniclord wrote: »

Well I've got an update on the below,

1) The electric shower listed on the inventory in the bathroom isn't in working condition. Bearing in mind the shower is in an unworking condition and is the responsibility of the landlord to replace with a working equivalent as far as I'm aware.
2) The taps on the kitchen sink are very stiff and 'stutter'/vibrate a lot when the taps are turned on (which is not normal) and which indicates the taps are very old therefore need replacing.
3) The electric heater just to the right hand side of the sink (at floor level) is in an unworking condition and needs looking at.
4) The draining board causes water to leak directly under the sink. Which in turn has caused the wood to rot directly underneath it!
5) The pipe under the sink (that carries the water from the sink to the drain outside is loose and falls off) and has yet to be fixed.

Items 1,2, 4 and 5 are going to be sorted out but the landlord has said he won't do anything about number 3 (the electric heater in the kitchen) Basically the agent E-Mailed today and said,

With regard to the electric heater this has been unused for some time and the landlord is not willing to get this repaired.

To which I responded,

With regards to the kitchen heater it has been unused for the very reason I mentioned. That it's broken. You can't use something that doesnt work in the 1st place as i'm sure you know.

Am I being unreasonable or not? I don't think so and as BitterAndTwisted has already asked me "Is this the only form of heating in that room? If it is, it will need attention. Otherwise not." Well it is the only form of heating in the kitchen but the landlord says he won't fix it due it being unused. Which to me is absurd because it's obviously going to be unused for quite some time if it's not able to be used due to it being broken.

Thoughts please. As is there anything I can do to force the landlords hand or should I just leave it? Bearing in mind I've never met the landlord yet anyway and presumably he just wants the agent to handle everything but they need to ask him for permission for everything first anyway!

00ec25

Soniclord wrote: »

Anyway the kitchen sink/draining board have been leaking for the last 2 weeks (and 1 day) and the plumber rang today and said he can't come out until next Tuesday. Which is fine but next Tuesday it will have been exactly 3 weeks since I reported the leak! Clearly not a priority for the agent or the landlord then. Either way I've made it clear I will not be held liable for any consequential damage amounting from the leak.

assuming you reported the problem in snail mail writing (not by e mail) then you have covered yourself, not your problem anymore. Its the LL who now risks loss of his property

Also the letter the agent sent says they will be visiting the property on the 5th of April between 10am and 1pm but they can't give a more precise time for the visit. Funny thing is the plumber can never give a precise (or as close to) a precise time either.
it is impossible for a trademan to give an exact arrival time unless he is such a bad tradesman that you are his only job that day - think about it - a tradesman is called out to fix a leak in a sink, this is the only info he has, he has 2 other jobs to do that day. Experience hsows that each job will take 2 hours , thats 6 hours plus an hour for lunch, a day's work. When he gets to job one it takes 3 hours hence no one gives exact times, you should be grateful they have siad between 10 - 1, British gas for example only says morning (uie 8 - 1) or afternoon (1 -5), would you be annoyed if they turned up at 12.50?

I'm beginning to wonder if they just think they can turn up as and when they want and just expect people to be in!

they have given you a time range in which they expect to turn up - they have NOT said they will jkust turn up and expect you to be in, you have agreed they can come that day and theyrefore yes they do nbow expoect you to be in at the time period you agreed was convenient to you, if you didn't like it why agree to it

And the reason this pees me off so much is that I was told I would get a response to one of my E-Mail's the other day before close of business at 5.30pm and they replied at (and I !!!! you not) 5.25pm knowing full well if I replied or wanted to ring the office that day that I wouldn't get a chance to speak to anyone or expect a response. Standard practice it seems.

they did what they said they would do, seems they are of their word to me

3 weeks to get anyone to repair things.

It is hardly an emergency plumbing issue
you reported it, your responsibility is removed, it is now between the LL and his LA if by the delay in coming out the LL suffers furtehr loss. When you become a home owner you will find that sometimes you can't even get someone to come and quote for a job let alone do it


3 weeks notice of an intended visit.

and your issue with this is what?

And speaking of the plumber they sent him to check the electric shower.

I know it's to do with water but it's electric! Shouldn't they have sent an electrician as well as a plumber??

no, anyway he may be qualified anyway

Basically saying they WILL gain access with their management keys if no one is in. Not asking permission just telling us they will let themselves in. Which is bang out of order. I rang up about this anyway (and got it in writing) that the agent can assure me that they would not enter my property without permission from myself.

They'd have a job anyway as I changed the locks for security reasons.

so what are you moaning about - they can't get in, if they try you will doubtles be contacted by them and doubtless they will be annoyed but as you know right is on your side so what are you whingeing about?


And when they do come and visit can I refuse to allow them to look around the bedrooms of me and my kids? Because as far as I'm concerned they are the most personal places that we use and I don't want them, for want of a better word 'snooping around' even if i'm there.

there is no legal definition of what an inspection involves, it sound sto me uyou just like to be confrontational

They also claim if they should arrive on the day of the visit and be unable to gain access they would charge £25.00 plus VAT for an abortive visit. I don't know who the hell they think they are but they can shove their charges where the sun doesn't shine.

penalty charges must be proportionate to the actual loss incurred. Flat rate charges are often deemed to be unfair contract terms. You will have to take legal advice about your contract - see the OFT webiste for unfair terms

It also says in an E-Mail I received from someone in the branch of the agency we are renting through that after the initial visit to the property that they then visit every 4 months? Even that to me is too much! Have they never heard of quiet enjoyment? I

inspection frequecy is an emotive topic but again as you know is not set under law - I can see that quarterly visits is adminsitratively attractive but is indeed more than most others do, you'll see on here the norm is more like once a year. You should have read your contract before you signed it and if you did not like that bit you should have amended it on the contract

And just to clarify I have given the landlord every opportunity to meet with me and my partner in the office of the agency 'managing' the property for him but he has refused to say yes or no (I can only assume as I've heard nothing since asking each and every time) Basically he's ignoring the question (if the agent has even asked it?) and I don't have an E-Mail address or contact information for him in the form of a telephone number. I do have an address though but as for if it's his home address I'm not so sure but I'm thinking of writing to him at that address should things not improve.

you are not entitled to the LL's personal details, you have been given what you are legally entitled to have - a contact address. He may be a professional LL who is running a business and clearly has appointed an agent so as to remain at arms length from the whingeing tenants. You are entitled to write to the LL but he is not your social mate who wants to share a chat or get to know you - you'd probably start complaining he is being too familiar if he did

It also seems (or feels) that because the landlord had such a hard time with the previous tenants that he is treating us with as much disdain as he treat them (for good reason presumably) but we aren't those tenants! And I strongly believe he should first get to know the people living in his house then that way he may feel more at ease about the type of people living in his house..

see above

And 1 last thing (before I post something from another thread I updated) I've only been living here for just over a month and I am disgusted at the way I'm being treated just because the landlord had bad tenants before me and i'm strongly considering requesting the tenancy agreement be reduced from 12 months to 6 months and then leaving. Can this be done?

no - you signed a 12 month contract. Do it have a break clause? If not you are stuck with a legally binding contract which as you well know gioves you the right to follow certain procedures for eeffectng repairs etc if the LL does not adhere to his side of the contract - see shelter website

see above
as for your other concern you've already done that to death on your original thread

Damaged

lol.....told... another words man up a bit

Soniclord

Damaged wrote: »

lol.....told... another words man up a bit

And you learn to spell. It's in 'other words' not 'another words'.

And isn't manning up confronting any 'problems' and getting them sorted out? I think you'll find it is. So do some more research before thinking you can come up against me and win an argument or sound clever towards me, because I will wipe the floor with you. You can't even type properly lol.

Soniclord wrote: »

Anyway the kitchen sink/draining board have been leaking for the last 2 weeks (and 1 day) and the plumber rang today and said he can't come out until next Tuesday. Which is fine but next Tuesday it will have been exactly 3 weeks since I reported the leak! Clearly not a priority for the agent or the landlord then. Either way I've made it clear I will not be held liable for any consequential damage amounting from the leak.

00ec25 wrote: »

Assuming you reported the problem in snail mail writing (not by e mail) then you have covered yourself, not your problem anymore. Its the LL who now risks loss of his property

I have indeed reported the problems via snail mail. Therefore as you say I'm covered. Thanks.

Soniclord wrote: »

Also the letter the agent sent says they will be visiting the property on the 5th of April between 10am and 1pm but they can't give a more precise time for the visit. Funny thing is the plumber can never give a precise (or as close to) a precise time either.

00ec25 wrote: »

It is impossible for a trademan to give an exact arrival time unless he is such a bad tradesman that you are his only job that day - think about it - a tradesman is called out to fix a leak in a sink, this is the only info he has, he has 2 other jobs to do that day. Experience hsows that each job will take 2 hours , thats 6 hours plus an hour for lunch, a day's work. When he gets to job one it takes 3 hours hence no one gives exact times, you should be grateful they have said between 10 - 1, British gas for example only says morning (ie 8 - 1) or afternoon (1 -5), would you be annoyed if they turned up at 12.50?

Yes I would, because it's obvious that saying you'll turn up between 10 and 1 should be exactly that. What if I have to be somewhere after 1? Do they give a !!!! about that? No course they don't. And forgive me but isn't between 10 and 1 actually 11.30! If you're going to be clever then so shall I..

Soniclord wrote: »

I'm beginning to wonder if they just think they can turn up as and when they want and just expect people to be in!

00ec25 wrote: »

They have given you a time range in which they expect to turn up - they have NOT said they will just turn up and expect you to be in, you have agreed they can come that day and therefore yes they do now expect you to be in at the time period you agreed was convenient to you, if you didn't like it why agree to it

Sorry where did I say I agreed to it?? All I said was what the letter said. I wasn't consulted nor asked which time/day would suit me.

And just so we are perfectly clear I did not nor have agreed to it YET!

Soniclord wrote: »

And the reason this pees me off so much is that I was told I would get a response to one of my E-Mail's the other day before close of business at 5.30pm and they replied at (and I !!!! you not) 5.25pm knowing full well if I replied or wanted to ring the office that day that I wouldn't get a chance to speak to anyone or expect a response. Standard practice it seems.

00ec25 wrote: »

They did what they said they would do, seems they are of their word to me

Oh for goodness sake with respect come off it.. They knew full well if they replied to me at 5.25pm before they closed at 5.30pm that I would have no chance to reply (and expect a response back) nor would I have got an answer if I'd have rang them.

They thought they had the upper hand by being so clever as to respond 5 minutes before they closed. But believe me they didn't/don't.

Soniclord wrote: »

It takes 3 weeks to get anyone to repair things.

00ec25 wrote: »

It is hardly an emergency plumbing issue, you reported it, your responsibility is removed, it is now between the LL and his LA if by the delay in coming out the LL suffers further loss. When you become a home owner you will find that sometimes you can't even get someone to come and quote for a job let alone do it

Excuse me? Of course leaking water under the sink and from the draining board is an emergency plumbing issue!

Just because I reported it doesn't suddenly mean it's not urgent or an emergency as you well know. I'd bet every penny I had that if you had a leak under the sink from the pipe falling out (the one carrying ALL the water ran into the sink/and dirty water from washed pots etc to the drain outside) that you wouldn't wait 3 weeks before you sorted it. Course you wouldn't and you damn well know it..

And you say it's now the landlord and the agents loss if the property becomes further damaged by the leak. Well actually it's not is it. Because it's us who have to live here not the damn landlord. So he's losing out on nothing because he's making all his money from renting out the property and is unlikely to be moving back in considering he's apparently been renting it out for the last 5 years, and it's apparent to me he doesn't give 2 hoots as to whether he will lose money from it because from how the agent acts they make the landlord sound like he has a 'don't give a !!!! attitude'.

No wonder he had !!!! tenants previously.

Soniclord wrote: »

3 weeks notice of an intended visit.

00ec25 wrote: »

and your issue with this is what?

I was simply stating this 3 week thing is becoming something of a habit with the bloody agent..

They blatantly take the !!!!. That's my point. I don't have an issue with that particular thing as like I said (if you'd like to go back and read it) that because they have to give 24 hours notice it was fine.

I was simply making an observation.

Soniclord wrote: »

And speaking of the plumber they sent him to check the electric shower.

I know it's to do with water but it's electric! Shouldn't they have sent an electrician as well as a plumber??

00ec25 wrote: »

No, anyway he may be qualified anyway

Apparently so the agent told me today he is qualified. He didn't seem to know anything about showers when he came to check it the 1st time but well i'll see if he knows anything when he comes to sort it won't I.

Soniclord wrote: »

The agent basically said they WILL gain access with their management keys if no one is in. Not asking permission just telling us they will let themselves in. Which is bang out of order. I rang up about this anyway (and got it in writing) that the agent can assure me that they would not enter my property without permission from myself.

They'd have a job anyway as I changed the locks for security reasons.

00ec25 wrote: »

So what are you moaning about - they can't get in, if they try you will doubtless be contacted by them and doubtless they will be annoyed but as you know right is on your side so what are you whingeing about?

I'm not whingeing. I'm simply saying who the !!!! do agents think they are assuming just because they might not be able to gain access if I'm not in that they can let themselves in. It's bang out of order and I know I had a damn good point about that. Which is one of the reasons I changed the locks anyway.

Soniclord wrote: »

And when they do come and visit can I refuse to allow them to look around the bedrooms of me and my kids? Because as far as I'm concerned they are the most personal places that we use and I don't want them, for want of a better word 'snooping around' even if i'm there.

00ec25 wrote: »

There is no legal definition of what an inspection involves, it sounds to me you just like to be confrontational

Well there is my legal definition and I say they won't be going in the bedrooms whilst I'm paying the rent. They're lucky they're getting in the house. Because while I'm paying the rent it's up to me and my partner who does and doesn't come into the house. Stuff protocol. They can get !!!!ed.

And for the record it's not about being confrontational. It's about my privacy and who I want or don't want in my house and I will not have them visiting me or being invited into the house I'm paying rent for if I don't choose for them to come or want them to come in.

Soniclord wrote: »

They also claim if they should arrive on the day of the visit and be unable to gain access they would charge £25.00 plus VAT for an abortive visit. I don't know who the hell they think they are but they can shove their charges where the sun doesn't shine.

00ec25 wrote: »

Penalty charges must be proportionate to the actual loss incurred. Flat rate charges are often deemed to be unfair contract terms. You will have to take legal advice about your contract - see the OFT webiste for unfair terms

It's not even in my contract that they can charge £25 plus VAT for an abortive visit (i've checked) so they won't have a leg to stand on anyway. I didn't check before I posted but I have done now.

And let's face it actual loss from leaving the office to this house would be a couple of quid in petrol at most as the house is literally about a 5 minute drive from the agents office!

Soniclord wrote: »

It also says in an E-Mail I received from someone in the branch of the agency we are renting through that after the initial visit to the property that they then visit every 4 months? Even that to me is too much! Have they never heard of quiet enjoyment?

00ec25 wrote: »

Inspection frequency is an emotive topic but again as you know is not set under law - I can see that quarterly visits is adminsitratively attractive but is indeed more than most others do, you'll see on here the norm is more like once a year. You should have read your contract before you signed it and if you did not like that bit you should have amended it on the contract

Again it's not in the contract that the property visits will be once every 4 months, nor did it say the initial visit would be after 2 months. Either way I made it clear in no uncertain terms to the agent that once every 4 months is unacceptable and that as far as I'm concerned after the initial visit once every 6 months is more than enough. They agreed after the initial 2 month visit that it will now be every 6 months.

I also have that in writing via an E-Mail sent to me from the Branch Manager at the agency. Which I could use against them if I ever needed to as Electronic communication is an acceptable form of written communication.

It doesn't have to be in an actual letter from the agent.

Soniclord wrote: »

And just to clarify I have given the landlord every opportunity to meet with me and my partner in the office of the agency 'managing' the property for him but he has refused to say yes or no (I can only assume as I've heard nothing since asking each and every time) Basically he's ignoring the question (if the agent has even asked it?) and I don't have an E-Mail address or contact information for him in the form of a telephone number. I do have an address though but as for if it's his home address I'm not sure but I'm thinking of writing to him at that address should things not improve.

00ec25 wrote: »

You are not entitled to the LL's personal details, you have been given what you are legally entitled to have - a contact address. He may be a professional LL who is running a business and clearly has appointed an agent so as to remain at arms length from the whingeing tenants. You are entitled to write to the LL but he is not your social mate who wants to share a chat or get to know you - you'd probably start complaining he is being too familiar if he did

Excuse me but a contact address is a personal detail of the landlords. And from what I've been told it does have to be the landlords home address or an address he can be contacted 24/7 if there should be any emergency.

See post #41 in this thread https://forums.moneysavingexpert.com/discussion/comment/42055612#Comment_42055612 which clearly states,

When you become a tenant you can demand the Landlord's actual address & name (Landlord & Tenant Act 1985 Section1)..

Also the landlord is NOT a professional as they already said where he works and it's for a company that employs thousands of different people. Aka a mainstream job.

As for the agency 'managing' the property for him, they couldn't manage to wipe their own !!!! so he's made a big mistake there.
By the way I know I'm entitled to write to the landlord and you should wind your neck right in. Because I have no wish to be the landlords social mate, I couldn't give a !!!! about having a chat with him but if he's going to be a !!!! and thinks he can continue to be a !!!! to me whilst hiding behind the agent he's got another thing coming.

My point is simply this. If he's going to tar me and my partner with the same brush he tarred his previous bad tenants with he's going to make life very difficult for himself. And if he's so !!!!ing concerned he should meet the people living in his house.

And I really couldn't give a !!!! about the landlord and really don't care if I never meet him. But I will NOT be messed around by the likes of him either so if a meeting is ever necessary then so be it.

Soniclord wrote: »

It also seems (or feels) that because the landlord had such a hard time with the previous tenants that he is treating us with as much disdain as he treat them (for good reason presumably) but we aren't those tenants! And I strongly believe he should first get to know the people living in his house then that way he may feel more at ease about the type of people living in his house..

00ec25 wrote: »

See above

I did. Which is why I have to say the same thing to you. See above.

Soniclord wrote: »

And 1 last thing (before I post something from another thread I updated) I've only been living here for just over a month and I am disgusted at the way I'm being treated just because the landlord had bad tenants before me and i'm strongly considering requesting the tenancy agreement be reduced from 12 months to 6 months and then leaving. Can this be done?

00ec25 wrote: »

No - you signed a 12 month contract. Does it have a break clause? If not you are stuck with a legally binding contract which as you well know gives you the right to follow certain procedures for effectng repairs etc if the LL does not adhere to his side of the contract - see shelter website

No as far as I'm aware it does not have a break clause. We weren't even offered a break clause should there have been that option available.

And my point is if the landlord does NOT do all the repairs and once I'd been down all the avenues open to me then I personally think I would be within my rights to terminate the contract citing the landlords unreasonable behaviour as the reason for me terminating the agreement by cancelling the standing order and moving out.

00ec25 wrote: »

As for your other concern you've already done that to death on your original thread

Yeah if you say so.. If you haven't noticed I've provided an UPDATE!! On my other thread. And have asked for a bit more advice. Do you have a problem with that?

00ec25

Soniclord wrote: »

Yes I would, because it's obvious that saying you'll turn up between 10 and 1 should be exactly that. What if I have to be somewhere after 1? Do they give a !!!! about that? No course they don't. And forgive me but isn't between 10 and 1 actually 11.30! If you're going to be clever then so shall I..?

if by clever you mean fitting into how the world operates then yes I am being clever

Soniclord wrote: »

Sorry where did I say I agreed to it?? All I said was what the letter said. I wasn't consulted nor asked which time/day would suit me.
And just so we are perfectly clear I did not nor have agreed to it YET!..?

OK, i assumed you had agreed to it, I was wrong. Now you have provisded accurate furtehr info then you already know your position, tell them to stuff their appintment it is not convenient. You have already changed the locks so there is no way they can enter

Soniclord wrote: »

Oh for goodness sake with respect come off it.. They knew full well if they replied to me at 5.25pm before they closed at 5.30pm that I would have no chance to reply (and expect a response back) nor would I have got an answer if I'd have rang them.
They thought they had the upper hand by being so clever as to respond 5 minutes before they closed. But believe me they didn't/don't...?

there you go being confrontational again. So no one is allowed to deal with outstanding issues in the last hour/ half hours/ 10 minutes/ 5 minutes before end of day??????

Soniclord wrote: »

Excuse me? Of course leaking water under the sink and from the draining board is an emergency plumbing issue!

Just because I reported it doesn't suddenly mean it's not urgent or an emergency as you well know. I'd bet every penny I had that if you had a leak under the sink from the pipe falling out (the one carrying ALL the water ran into the sink/and dirty water from washed pots etc to the drain outside) that you wouldn't wait 3 weeks before you sorted it. Course you wouldn't and you damn well know it..

And you say it's now the landlord and the agents loss if the property becomes further damaged by the leak. Well actually it's not is it. Because it's us who have to live here not the damn landlord. So he's losing out on nothing because he's making all his money from renting out the property and is unlikely to be moving back in considering he's apparently been renting it out for the last 5 years, and it's apparent to me he doesn't give 2 hoots as to whether he will lose money from it because from how the agent acts they make the landlord sound like he has a 'don't give a !!!! attitude'. ...?

Ok, again with the more detailed info a bust waste pipe is causing damage worth a quick response. The fact remains however you have reported it and it is very much the LL problem not yours - if you ever own a property of your own then you will soon change your tune to whether ignoring such a leak means you are not "losing out" :rotfl:

Soniclord wrote: »

I'm not whingeing. I'm simply saying who the !!!! do agents think they are assuming just because they might not be able to gain access if I'm not in that they can let themselves in. It's bang out of order and I know I had a damn good point about that. Which is one of the reasons I changed the locks anyway....?

Ok you are ranting about something for which you know your legal position and have already implemented the solution. Its a matter of opinion but tio me this is whingeing.

Soniclord wrote: »

Well there is my legal definition and I say they won't be going in the bedrooms whilst I'm paying the rent. They're lucky they're getting in the house. Because while I'm paying the rent it's up to me and my partner who does and doesn't come into the house. Stuff protocol. They can get !!!!ed. ....?

"your" legal definition is not worth commenting on, again with the attitude

Soniclord wrote: »

And for the record it's not about being confrontational. It's about my privacy and who I want or don't want in my house and I will not have them visiting me or being invited into the house I'm paying rent for if I don't choose for them to come or want them to come in.....?

absolutely correct as you well know, but there are ways of putting things, just like I am doing so now to be confrontational with you, I could be more blunt, i could be more diplomatic - who cares, I don't

Soniclord wrote: »

It's not even in my contract that they can charge £25 plus VAT for an abortive visit (i've checked) so they won't have a leg to stand on anyway. I didn't check before I posted but I have done now. !.....?

well done you now know exactly where you stand, but also see next point

Soniclord wrote: »

And let's face it actual loss from leaving the office to this house would be a couple of quid in petrol at most as the house is literally about a 5 minute drive from the agents office!.....?

The OFT guidance deems it unfair contract terms where "A term that requires the tenant to pay more in compensation for a breach than a reasonable pre-estimate of the loss caused to the landlord is likely to be void as a penalty under common law." What this means is flat rate charges are hard to enforce but it is not impossible to recover admin charges if the contract is corretcly worded

Soniclord wrote: »

Again it's not in the contract that the property visits will be once every 4 months, nor did it say the initial visit would be after 2 months. Either way I made it clear in no uncertain terms to the agent that once every 4 months is unacceptable and that as far as I'm concerned after the initial visit once every 6 months is more than enough. They agreed after the initial 2 month visit that it will now be every 6 months.

excellent - you appear to have reached mutual understanding and a solution for both sides to respect

Soniclord wrote: »

as Electronic communication is an acceptable form of written communication.

not in all circumstances it isn't

Soniclord wrote: »

Excuse me but a contact address is a personal detail of the landlords. And from what I've been told it does have to be the landlords home address or an address he can be contacted 24/7 if there should be any emergency.

not quite - where the property is let thorugh a LA then you have the right to the LL name and address, there is no requirement he or she be contactable at it (or by you though other means) 24/7 - given your attitude to waiting for tradesmen would you, as a LL, sit there 24/7 waiting for your tenant to contact you, I think not :rotfl:

http://www.legislation.gov.uk/ukpga/1985/70/section/1

Soniclord wrote: »

Also the landlord is NOT a professional as they already said where he works and it's for a company that employs thousands of different people. Aka a mainstream job..

OK so what I was implying, but not clearly stating, is that they may be running their business in a professional manner but at an arms length form thier tenant - ie using a LA as intermediary

Soniclord wrote: »

As for the agency 'managing' the property for him, they couldn't manage to wipe their own !!!! so he's made a big mistake there.
By the way I know I'm entitled to write to the landlord and you should wind your neck right in. Because I have no wish to be the landlords social mate, I couldn't give a !!!! about having a chat with him but if he's going to be a !!!! and thinks he can continue to be a !!!! to me whilst hiding behind the agent he's got another thing coming.

My point is simply this. If he's going to tar me and my partner with the same brush he tarred his previous bad tenants with he's going to make life very difficult for himself. And if he's so !!!!ing concerned he should meet the people living in his house.

And I really couldn't give a !!!! about the landlord and really don't care if I never meet him. But I will NOT be messed around by the likes of him either so if a meeting is ever necessary then so be it.

plenty of posts on here about the inadequacies of LAs, however what you implied was that the LL should physically meet you - why should he/she? - they deliberately chose to employ a LA (however good or bad they are) to avoid meeting the likes of their tenants - which you have implied was a good decision in respect of the last lot and your tone clearly suggests this LL should stick to it again

Soniclord wrote: »

No as far as I'm aware it does not have a break clause. We weren't even offered a break clause should there have been that option available. .

the existence of a break clause is a matter for negotiation at the time you agree the terms of the TA. Thats said clearly a break clause is only relevant for TA in excess of 6 months

re your other post - as you want to learn your rights and as you have every right to exercise them, have you read the shelter website yet?
your rantings are covered by the legal process regarding failure to repair, and no you cannot breach the contract over failure to repair
http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/repairs_in_private_lets/reporting_evidence_and_access

PasturesNew

Great, looks like a bit of a scrap starting, so ... *bumps*

kayla3600

tbh you sound like the tennant from hell. You need to grow up a bit. You've done your bit, they're doing theirs.
So what if the time is 10-1 or whatever? Live in the real world! Some people (BT for example) say between 9-5, deal with it and stop being such a child

dancingfairy

You do seem very angry. Some of the things you have complained about seem reasonable - some not but your tone is very confrontational and since you will be in the house for 12 months perhaps you need to try and get the best from what is a situation not to your liking.
They have given you 3 weeks notice of an intented visit which seems a sufficient length of time - it does not seem particularly unsreasonable if they want to check work has been done /you are settling in but then you are allowed to refuse if you wish I believe. Why not write to them and state that you do not want a visit at this time but 1 visit at around the 6 month time would be permissable? come to a compromise?
No they shouldn't be lettig themselves in but if you make it clear that they don't have permission then that should be fine. Yes their charges sound outrageous but if you cancelled the appointment then it's irrelevant surely?
A leaking draining board is not an emergency - yes 3 weeks seems tardy but it's not an emergency and you have done your bit and reported it.
The fact the taps make a noise and shudder is not great but again if you've got water it's not really a major problem - it might be nice to get fixed though grant you.
A heater in the kitchen - how big is your kitchen- not all kitchens have heaters possibly due to hobs/ovens creating heat - is this really important to you to cause a fight over?
The shower and waste pipe in the kitchen granted are more of a problem.
Yes you are entitled to the landlords address but not for emergency repairs as far as I know - that facility of dealing with emergencies may well be what the landlord is paying the agency for.

Good Luck sorting things out.
df

CloudCuckooLand

"Tenant from hell continues to spam board with rants instead of growing up and dealing with it - Shocker"

Kids today, heh?

How many months of this have we got to tolerate?
And then there'll be the "I can't get my deposit back" threads.

Ooooh, goody....it could run for years.

If the attitude you display here is ten times worse than the attitude you show to LL/LA, then no wonder they take their time dealing with you.

Can just see them chuckling in the office that they've set you off again - loads of "let him stew if he wants to be arsy" banter...

"you get more bees with honey than vinegar" is an appallingly trite americanism, but it appplies to you "sunshine" (using the term very loosely).

bifold

Might be best for you to move on to another property with a more understanding agent and landlord.Just have wait out the contract.

MissGolightly

with regards to worrying about the bedrooms and them being your "private" place. the EA isn't there to snoop, most likely they just want to check and make sure nothing major is broken, no damp developing, and no fire hazards. that's all our EA does when they inspect, literally stays for 2 or 3 mins.