no lights in hallway and on stairs in flats

propertyman

If you do not hear back you must contact the environmental health service at your local council. In respect of lights just call them now.

And do not try and change the bulbs yourself- it could be a fault and you do not know how to isolate the light circuits. There may even be a have a battery back up ( not tripped on due to the fault) which will give enough of a shock that you could still fall.

stacey4415c

Thanks for all your help everyone

pararct

OP you state you live 'right at the top of the house'. If this stairwell is your only access in and out then it is deemed an escape route and as such subject to a fire risk assessment, this is something the LL should have carried out.
Not only should the normal lighting be maintained correctly but there should be emergency lighting fitted (with battery back ups and manufactured to a British Standard) to allow you to see should you ever need to exit in an emergency. This would include a scenario where the hallway/stairwell (escape route) was filled with smoke.

How many floors up do you live?

If you are on the second floor or above then this is almost certainly a mandatory requirement (some Fire Brigades will insist it is fitted for properties with only two floors (ground and first). Your landlord can be prosecuted if he/she does not fit this kit, along with of course a suitable and sufficient fire alarm.

God forbid anyone should ever be killed in a fire in such a place but if it was to happen and the LL was found to have scimped their responsibilities regarding alarms and or emergency lighting it is very possibly they could be prosecuted for Manslaughter.

Clearly you have several issues with the window now surfacing also. It is probably time to contact the EHO at your local council, tell them you are worried about your safety as you live at the top of a converted house and there is no lighting (emergency or otherwise) in the hallway/stairwell. When they come round to look you can raise the other issues. Don't delay this as your safety maybe already compromised.

As for changing the barrel on your front lock it is very simple. A new lock complete will cost you about £10.00 all you will need from it is the new keys and the barrel part. The only tools you will need are a screwdriver (possibly 2) if both phillips and slothead screws are used. Look on you tube there will be lots of videos showing you how to do it.

Keep the lock part and the old barrel, replace it when you move out returning the original keys of course to the LL. You will retain the lock to rinse and repeat at your new place.

stacey4415c

I live on the second (and top) floor.

Do you think i should contact the EHO and the estate agent (whom i have to contact to get anything resolved)?

I hope i don't sound stupid but i don't know how to contact the EHO, i cannot find it on the Ealing council's website.

propertyman

stacey4415c wrote: »

I live on the second (and top) floor.

Do you think i should contact the EHO and the estate agent (whom i have to contact to get anything resolved)?

I hope i don't sound stupid but i don't know how to contact the EHO, i cannot find it on the Ealing council's website.

Yes!

Try
Regulatory Services, Perceval House, 14-16 Uxbridge Road, Ealing W5 2HL
Tel: (020) 8825 6655


This deals with HMO's which a multi let building might be, but can direct you where you need to.


Explain that you reported this some time ago and are getting nowhere.


If they tell you to contact your landlord explain that you are seeking their help to enforce the landlords obligation. Councils are staffed with idiots who will try to get shot of you if they can. So have tea coffee and biscuits ready, with a side of patience.

Werdnal

You could also contact your local Fire Service HQ and see if they have a Fire Safety Advisor who could help you. When our freeholder overhauled all the emergency lighting and did the fire risk assessment on our building, he had a member of the Fire Service come out and give a few pointer on what was necessary. They can actually put an enforcement order on the property in conjunction with the council, if they deem it contravenes the fire regs. They used to actually do the fire risk assessments themselves, but now the freeholder/landlord/owner of the building has to do their own. If there was a fatality and your LL had failed in their obligation to ensure you the safety of their tenants, they could be charged with manslaughter so it is something the Fire Service take very seriously!

Obviously, don't ring 999, but they may be an alternative number available to enquire if someone could come and look at the place, or look on your local council website as they usually have Fire Safety info too (our actually have an online enquiry page where you can email them for advice). They usually do this free of charge and you may even get a free smoke detector too!

stacey4415c

Just out of interest, if i did fall down the stairs or have an accident due to no lighting, would the landlord be at fault or would it be my fault?

lynzpower

stacey4415c wrote: »

Just out of interest, if i did fall down the stairs or have an accident due to no lighting, would the landlord be at fault or would it be my fault?

Well it could be the landlords fault but I dont think there have been many cases of landlords being sued for personal injury, after all its not a workplace. LIkwise it could also be your fault...

The tools are provided to you to prevent falls, slips and trips in the form of EHOs, they are employed to mitigate these hazards.

poppysarah

stacey4415c wrote: »

Just out of interest, if i did fall down the stairs or have an accident due to no lighting, would the landlord be at fault or would it be my fault?

Once you have reported it then maybe.

Have you reported it in writing yet?

Also if anyone trips over a lamp you leave outside your flat then you'd be liable.

propertyman

stacey4415c wrote: »

Just out of interest, if i did fall down the stairs or have an accident due to no lighting, would the landlord be at fault or would it be my fault?

Just call them already!

While they would be at fault, you are vicariously liable as you are knowingly using stairs which are unlit, can choose not to do so, or take reasonable precautions eg a suitable torch, walking down backwards, or in pairs, and not wearing the to die for 5 inch heels.

Your liability if any would be decided on the facts of the case.