Bit of advice...

~evanesco~

It's me again:D

We're in rented accomodation. We've had sporadic heating & hot water for the past 3 weeks. 2 weeks ago the letting agents agreed for a plumber to come and fix the fire thathas been broken since the summer. So we have some heating in the front lounge. The boiler keeps firing up and cutting out. So even on high, the heating is lukewarm. It's not warm enough to have a bath, or wash the pots etc. DS's room is freezing!! I rang last Monday and asked for the plumber to come back, he said he needed their permission, it needs cleaning out, mineral deposits are stopping it working.

The rent was due yesterday, can we refuse to pay it until the heating is fixed?

Thanks,

Evans. xox

livinginhope

Evening evans,don't think you can refuse to pay your rent if you have signed an agreement.
Are you with a letting agent or is it a private landlord? if it's a letting agent,I would get it sorted with them ASAP,your boiler sounds dangerous,this is what happened to ours before it burned the house down!

sophiesmum_2

Check your tenancy agreement for terms and right to repair.i work in housing and our assured tenancy agreements include a right to repair within a specified time, after which compensation is due.
Keep paying the rent though as failure to keep to the tenancy agreement ie paying rent as and when due,will forfeit your right to repair.

sophiesmum:D

whatatwit

Have you put your problems in writing to the letting agent?

Is the fire a gas one, if so, when was the last gas safety check done?

I'm not sure about not paying your rent, whilst the landlord is not keeping to their side of the agreement, if you withold the rent, and it puts you in breach, then you could risk your chances of having the tenancy renewed.

~evanesco~

We're with a letting agent, our contract was a 6 month shorthold, which expired at the end of september, we haven't signed a new one, not sure where this leaves us. They also have no out-of-hours emergancy number, so if a window got broken at 5.05pm on a friday, it would have to stay that way until 9.00am monday morning. They're not the best agents to be honest!!We've asked for help with lots of things, like going halves on making this house a 'home' but no-one ever gets back to us.

Evans. xox

whatatwit

Usually after the 6 months, i think the shorthold ones go on to a rolling monthly basis.

~evanesco~

Ther's nothing about repair in the agreement, though I'm not sure it's valid now, since as mentioned it's expired. I wish we could get a HA house, they are so much better than bloody letting agents/private landlords. We've only had arrears due to the sporadic benefits department here, and my ever changing income. Each time we have told them it is going to be late. That in addition to the fact that the rent is 4 weeks ahead anyway. I think I could withhold it for 4 weeks since it's paid for up until then.

Evans. xox

whatatwit

If you are not going to pay, put it in writing why.
Be careful though, you may be asked to leave.
Maybe speak to CAB or a get a free short consultation with a solicitor.

Millionare

~evanesco~ wrote:

Ther's nothing about repair in the agreement, though I'm not sure it's valid now, since as mentioned it's expired. I wish we could get a HA house, they are so much better than bloody letting agents/private landlords. We've only had arrears due to the sporadic benefits department here, and my ever changing income. Each time we have told them it is going to be late. That in addition to the fact that the rent is 4 weeks ahead anyway. I think I could withhold it for 4 weeks since it's paid for up until then.

Evans. xox

Hi, Since your contract's expired you are now on a monthly rollover basis. the house owner could come in at anytime and request you leave within a month.

thats why if you need the place i wouldnt hold the rent, because you havnet got a contract and the landlord might get arsey about you holding the rent and could have you leave.

if its with a letting agency you need to ring them up and get on their case.

if private, speak to the landord and advise him/her of the problem and tell him/her to get fixed.

Also if your thinking of staying there for a while get a contract done, then you got more weight to throw around and it is possible to withold rent as long as you put it in writing why you doing it and keep a copy for yourself

j-baby-scotland

Maybe worth a post on this board...

House Buying, Renting, Selling & Property Prices
http://forums.moneysavingexpert.com/forumdisplay.html?s=&daysprune=&f=16

Lots of info. from other tenants & landlords.
Personally, I think they'd act with greater haste if written notice given stating repairs needed urgently & if not remedied would result in rent being withheld.
Though, private landlord tenant myself & wary of rocking boat too much.

If gas boiler... I'd have no hesitation.


PS / re : last post, your tenancy should now be a periodic one, two months notice needed from landlord, one from you. Check the other board.

'To end a Shorthold tenancy the landlord must give at least two months' notice under Section 21 of the 1988 Housing Act.'
'Once the fixed-term has ended the tenancy automatically becomes a periodic one. Here, the landlord is required to give 2 months' notice, and the tenant gives one months' notice in writing (when rent is paid monthly) or 4 weeks' notice (28 days) when the rent is paid weekly.'

musey

Quite correct J