Quick question regarding email to agent

Soniclord

Considering sending this E-Mail to the agent regarding a shower that I've been waiting 5 weeks (today) to be fixed and it still hasn't been sorted. Does the below sound okay? I believe I've been more than reasonable but I'm now getting increasingly fed up...

Dear Agent,

With regards to (name of plumber) coming out to the house last Wednesday to install a new shower. He said he was unable to install it as the original shower had been wired up wrong and he said it should have been on it's own circuit.

I have heard nothing more from you regarding the shower despite by the time you read this on Wednesday the 6th of April it will be a week since the plumber came to the house and 5 weeks since I requested for it to be sorted out. And regardless of the work involved it is a contractual obligation of the landlord to replace the shower with a working equivalent. See below for Clause 4.4 from our tenancy agreement which clearly states showers are included in that clause.

4.4 To comply with the requirements of Section 11 of the Landlord and Tenant Act 1985 which imposes obligations on the Landlord To keep in repair and proper working order the installations in the Property for the supply of water, gas, electricity and sanitation (including showers, taps, basins, sinks, bath and sanitary conveniences such as toilets and bidets), but not other fixings, fittings and appliances for making use of water, gas or electricity.

There is currently a 'shower' attachment on the bath taps which is NOT a shower it is merely an attachment and is not to the standard a 'proper' shower would/should be.

We are paying £495 a month for this property and with respect it has been 5 weeks now since we requested for the shower to be replaced and this has not happened. And despite being informed that a shower attachment is 'better' than an electric shower, that is obviously not true. So please get in contact with the landlord as a matter of urgency as 5 weeks is more than enough time for us to have to wait to have something fixed and despite the work that may be involved in having the shower replaced it is a contractual obligation and needs to be sorted out.

Thank you

So does the above sound okay? And if I still don't get any joy and the work doesn't get done should I request a reduction in the rental charge for the remaining 11 months of the tenancy agreement as I think it would only be fair if the landlord is unwilling to abide by the contractual terms of the tenancy agreement that we get a reduction in rent. If so what do you think a reasonable reduction would be considering our current monthly rental charge is £495.

Hump

If there's a shower there, then it should work. If it can't be fixed then it should be replaced.

Your plumber is quite right not to want to carry out works on an installation that doesn't meet current regulations (though some would). Take a quick look at 'part P' building regs ref works carried out in a bathroom.

(If you really have to get to the witholding rent stage - and it's rarely necessary) As regards witholding rent to 'register your dispute with the landlord' - probably best to pre-warn the agency in advance of your intention so they can (or at least should) pile the pressure on the landlord - BUT best to withold a token amount only i.e. 5% and then only after you've given the landlord/ agent a 'reasonable' chance to put things right - you might be there already after 5 weeks.

A reasonable agent should understand - and is probably as frustrated with your landlord and you are - and shouldn't try to apply any dodgy late payment fees etc.

Good luck

mrs-h_3

Can you not ring them or see them in person and hand them letter at same time, i appreciate you want it fixing and a letter is proof etc but its only going to delay matters i would think

Soniclord

I wasn't on about withholding the rent, I was just asking if they didn't get the work done (considering it's now been 5 weeks since I requested it to be carried out) if I can request a reduction in rent for the entire remaining 11 months duration of this 12 month tenancy.

But I've heard from the agent today (surprise surprise) saying they have instructed an electrician to take a look and see what work needs to be carried out to make it safe to install a shower. Which is fair enough as I wouldn't/didn't expect the plumber to attempt it with it not being safe.

The only thing that got my goat was the plumber I believe didn't want to do the job at all and he tried to convince me that an attachment on the taps is better than an electric shower (probably under instruction from the agent, as he went outside and spoke to them several times on the phone when he was here) but we all know an electric shower is always going to be better.

Either way I'll see what the electrician says when he contacts me and I'll just take it from there as it's already been 5 weeks so I can't see the agent rushing to get anything done once the electrician has provided his quote.

I'll keep you informed of the slow progress of it all lol. It's not a laughing matter but it's either LOL or CRY