Advice needed - potential disagreements with my landlord!

AFK_Matrix

As Cissi has said it looks like she doesn't know all the rules etc for being an LL. It's obviously up to you if you want to save the hassle and let her get professionals in and you to pay. If it was me I would be writing a letter saying it is not her home and until the tenancy is up you have the right to get anyone you wish in to sort out any issues. So I would be organising getting your dad in and the roofer to sort out the problems, no need to inform the LL you are doing this. Then say she is free to come and inspect again at the end of your tenancy and to sign a check out inventory stating the condition of everything. Also take some photos when you are doing the check out inventory.

Becks5000

She has never been a landlord before, she only rented her home as she was unable to sell it so she is inexperienced.

Ok I think you're both right, I will continue organising get these bits sorted as we see fit and ignore her requests. By the sounds of it the law is on our side.

Thanks,

Becky

tbs624

Benji wrote: »

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The block is probably because these people were relentless self promoters on MSE:)

AFK_Matrix

I wonder if she has got a BTL mortgage on the property at all?? If she starts getting snotty you could investigate this, it might shut her up!!! Hopefully after you have sent her the letter stating that it is your home and you will only want an inspection at the end of the tenancy/when you move out it will all be sorted. Might be worth digging up some information on what a LL's rights and your rights are from this site or say shelter etc to show her what needs to happen if she does start causing problems.

Oh and you can also refuse entry to any of these professional workmen she is sending round if she doesn't give you 24 hours notice I believe.

tbs624

Becks - my viewpoint differs from some of the previous ones, and much is dependent on exactly what that inventory says.

Regarding the mould on the ceiling of the bathroom -

(a)when you first noticed it did you notify the LL in writing that there was mould growth and that you thought there was insufficient means of ventilation?

(b) when you left the windows open after shower use etc did you also shut the bathroom door?

(c) what cleaning attempts have you made to keep the mould growth at bay?


LLs and Ts both like to lay the blame for condensation related mould on each other but the fact remains that both parties need to work together. If a T promptly lets the LL know there is an issue ( keeping a copy of the relevant letter/email) then the LL can get a dehumidifer in place and/or look at getting an extractor fan fitted.

Do you know what sort of paint had been used on the ceiling, given that there are specialist bathroom/kitchen ones which seek to minimise the issues with moisture etc?

There are proprietary Mould Removers available for around a fiver and these can be very effective at cleaning up unsightly & unhygienic black mould growth. If done at an early stage there is often no need for a repaint.

On the porch issue, if you can get someone to replace the tile then do so, retaining "before" and "after" photos. As porches aren't designed to be climbed on my view is that the LL is right to want to get the post-climb dstructure properly checked by her own workman with you footing the *reasonable* bill.

The floor tiles - what is the specific damage to these that means that the LL thinks they need to be replaced? If they were poorly fitted from the start and have become dislodged or cracked because of this then the LL should be sorting the tiles out. If they have been chipped/cracked or permanently stained because of your actions or omissions then the LL is right to want you as the Ts to foot the bill for replacements. Again, what is said on that original inventory about the floor condition at the start of your tenancy?

Gordon_Hose

Unfortunately, your mistake was letting her inspect the place before rectifying the issues yourself.

I'd have left the toilet flush as that was her responsibility. However your Dad could have sorted the roof tile, mould and bathroom tiles before hand and saved you all this aggro.

I do see her point, although her attitude would rub me up the wrong way, and now she knows there's issues is insisting they are rectified professionally.

Becks5000

Thanks TBS,

We did let her know about the mould but not in writing. We are happy to sort the mould as she wants but the issue is she doesn't want US to do it she wants to get her professionals in to do it and charge us for it.

Regarding the roof tile- Again we have no issues with why she wants to do this, I know a roofer who works for a professional roofing company and he can do this for free and check the structure too however she doesn't want US to do it she wants to get her professional to do it and charge us.

Regarding the tiles - They broke after we dropped a bowl and a glass on another. It is nothing to do with them being badly fitted. As above we have no issues fixing this either but she doesn't trust us to do it.

Just to be clear, I am not arguing with the fact that this stuff needs to be done, i'm just unhappy that she is not giving us the opportunity to make good the issues ourselves. By using her 'professionals' it could cost us a small fortune, if we use friends and family it's free!

Becky

Becks5000

Hi Gordon, we didn't really have a choice in letting her in. She told me at 2pm she was coming over at 6pm. I don't get back from work until 6:30!! She said she just wanted to look at the bedrooms with a decorator to get a quote on having them re-decorated. She has known about the mould for ages, the difference being that she brought a painter and decorator with her this time who commented on it.

The impromptu 'inspection' was not planned and completely out the blue.

She has asked me if she can come over in the week when we are all out to take pictures so she can advertise it again. I don't know whether I should let her now!

Gordon_Hose

Becks5000 wrote: »

Hi Gordon, we didn't really have a choice in letting her in. She told me at 2pm she was coming over at 6pm. I don't get back from work until 6:30!! She said she just wanted to look at the bedrooms with a decorator to get a quote on having them re-decorated. She has known about the mould for ages, the difference being that she brought a painter and decorator with her this time who commented on it.

The impromptu 'inspection' was not planned and completely out the blue.

She has asked me if she can come over in the week when we are all out to take pictures so she can advertise it again. I don't know whether I should let her now!

Well, for a start she can't give you 4 hours notice of an inspection.

It's a bad situation, because now you can't do anything about the issues as she's seen them.

It might be worth looking into whether you HAVE to accept the quotes she has obtained for fixing the problems, or whether she has to get 3 quotes and you both agree on one.

billybraggtastic

Agree the scope of work - which it sounds as though you have. Provide her with details of your associated costs to rectify (eg price of paint £10, tile adhesive £5, Labour - FOC, etc) and advise her that you will contribute this amount to any work that she has carried out by her own operatives. She has no right to insist on her own workmen nor expect you to pay more for the priviledge.

The issue with the porch roof is a little more complex as it appears you have told her how the damage occured and that it was used for something that it was not designed to do. It is however designed to carry various loads (eg snow) and it could be shown by Engineer's calcs that the weight of an individual standing on the roof could be carried. It sounds like something over nothing to be honest but you have given her the opportunity to make it an issue. I would be attempting to persuade her that, as there is no sign of distress - except for a dislodged tile, that there is no need for an Engineer to get involved.