Help with Council House & Kitchen 'Improvements

alternageek

ormus wrote: »

my MILs council house (1950s concrete style) has just been upgraded. new roof. new wall insulation, new electrics, new kitchen etc etc...
they did the whole estate. (mostly semis).
one of the site managers told me that each house costs an average of 42k!!!

Jeez louise!!!

We dont know what we're going to do.
Talking to my partner, and it looks like were going to contact a Corgi person to see if they move the gas meter somewhere that's a)accessible and b)out of the way - which its currently neither. Where its currently located, is awkward and prevents storage/use of the area. If we move it, we should be able to put the dinner table there. (the layout of the kitchen is terrible, large room - poorly designed)

We may also look into taking out a loan to buy a kitchen off eBay and paying for our builder to install it for it (with council permission)

Thanks everyone for their help. Seeing MIL this afternoon as picking her little one up from primary, so hopefully this will make her feel a bit better...

gambit27

On the ripping out of the lovely kitchen and bathroom, unfortunately this is standard practice for HA's, my cousin was offered a friends flat when the friend moved in with her fiance, so we know the flat was done up to a really high standard, cousin was chuffed to think she was getting the flat, and was told everything would be ripped out, our friend asked the council to keep the stuff as it was for a friend, and was told no way, it was against rules and regulations. She took all the stuff out the house and my cousin had it put back in! Seems ridiculous, but it's just the way it is.

As for the kitchen being renewed, as someone else said, if she's really unhappy with it, she could replace it herself, although I'm assuming this isn't the best solution as it's a rented property, it really depends on how long she wants to stay there, if she intends on never moving again, I'd put in a new kitchen myself, specially if she might consider buying in the future, if not, how about new cupboard doors? I do understand the grudge, as I'm in a HA flat myself, and grudge paying for anything I won't be able to take with me when I get round to buying a place, believe me, my flooring will be coming with me! But the council are only interested in a home being safe, not pretty, and they won't consider her table as a necessary fixture they have to take into consideration. I had the inspector out as I have huge cracks along the wall my heater's on in the hall to be told it's just movement, you could just get a plasterer in, em no, I'm not shelling out when your the landlord! But they won't repair as it's not 'unsafe' which I don't believe for a second.

I would replace the doors if it was me and I was really unhappy with it, or do a new kitchen if I intended to stay there.

iamcornholio

A tenant can refuse the work, if the proposed work work causes detriment or inconvenience to their use of the property.

If there are other options then they should be fully explored, and it is not right that a landlord council to impose work of a particular type just because it is convenient for them to do so

I am a little confused as to why the council is moving a cooker when in most circumstances a cooker is a tenant responsibility. The council only needs to provide a cooker point - ie the gas or electric connection point

Advise your mother to refuse the work - she can decline access, and don't have anything done until the kitchen situation is sorted out. If she was promised a new kitchen then that is binding, and she should speak to a senior manager or make a formal complaint

Norman_Castle

Does she have to let the repair men in on Monday or can she refuse?

I expect the tenancy agreement will state they have the right of access for essential repairs but you do not have to let them in on monday. I believe there are standards that need to be met concerning the position of the cooker and worktops but this is not an essential repair. I would use this as an opportunity to push for a new kitchen. To save the fitters time I would contact the landlord before monday to explain why you are not giving them access. Good Luck

alternageek

iamcornholio wrote: »

I am a little confused as to why the council is moving a cooker when in most circumstances a cooker is a tenant responsibility. The council only needs to provide a cooker point - ie the gas or electric connection point

According to the council, the cooker needs to have worktops on both sides - hers isn't surrounded by any. So the HA have to install worktop and where work tops can be installed, this requires the cooker and gas/electric points moved.

Also, yesterday she showed me that where they want to put work tops in, means she will lose access with 3 out of her 5 storage cupboards. They said they cant guaranteed they'll be able to replace the lost cabinets even though in her agreement it states she is to have 4 cabinets at waist level and two cupboards on the wall.

We would really like them to move the gas meter (which is on the FLOOR, facing up) that was installed by the council. If they do this, she can get some shelving units moved into a corner to make up for some of the loss of the 3 cabinets.

Also some of you are saying let the builders in as she has to due to her HA agreement and stating if we dont, can be in violation of her tenancy. Some are saying just dont. Shes worried if she accepts them to come in, and they move the cooker to make it legal, that theyll say the kitchen has been upgraded (albeit poorly) and she wont be eligible for a complete refit as promised in 2 years time.

She's been told when workers come, someone from the HA office will be there to listen to her complaint. We're not holding our breathe to see if they'll show.

Regardless if someone comes in or not, we are planning to make a formal complaint.

iamcornholio

There are several potential issues here as to why the kitchen layout needs to be altered by the HA. Normally they (a landlord) would not be responsible for the cooker position. However there may be issues relating to HHSRS or Statutory Nuisance, but typically this requires a complaint before action, not pre-emptive action by the HA.

Most likely is that the HA wants to alter the layout due to internal policies, which would mean that the tenant is able to decline the work

A HA tenancy does normally come with a requirement to allow access for essential repairs or inspections, and the reasons should be defined in the tenancy agreement. However, the tenant enjoys a concept known as "quiet enjoyment" of the property, which means that the landlord is not allowed to interfere or visit willy-nilly or do whatever they like with the property.

Refusing access for a good reason (ie concern about the work) or declining work which is disputed will not cause a breach of tenancy and will not be actionable by the HA

A HA should be open to consultation and by sympathetic to tenants needs, and not just do as they please

It is easier to refuse the work, and decline access for the workmen until the issue is sorted and agreed, than it will be to allow the work to be done and then try an argue afterwards.

If the person who attends to hear the complaint is not receptive to it, then escalate it to someone higher up. The HA should have a complaints policy, so use it

And while the complaint is ongoing, don't have this work done

baldelectrician

I would let the HA officer in, but not the workers.

Once you have agreement for works that you want and you are happy with then let them proceed

I would suggest you get plans IN WRITING from the council prior to any work starting and then let them have access on the condition that they do what was agreed

They are treating your MIL without respect and trying to bully her

You could get her to nominate you (or someone else in the family that won't take manure) to deal with them on her behalf

You don't have to let them in without a court order- they are not above the law, they only seem to think so :rotfl:

macman

CORGI is obsolete, it has been for a couple of years now as far as gas is concerned. And even a GSR qualified person cannot move the gas meter, that has to be done by the supplier, and will not be cheap (think £500 or so).