Problems with rental house

prudryden

When you spoke to the LA, did you speak to the franchise holder/owner? They must have more than one contract with Corgi registered plumbers especially if they are managing many lets. That sounds like a bunch of bulls wallop to me. Maybe this particular plumber gives more in a rebate and they are ripping off the LL as well.

Time to speak to the LL himself. Maybe he doesn't even know this is happening.

Georgecarol

Sorry I haven't responded, my keyboard decided to pack in, all I could do was read:mad:
I spoke with the agent again yesterday and "voiced" my concerns over the legal issues involved and he stated that the contractor, (yes, he has more than 1, but they are all busy this time of the year) was due in shortly for a meeting and he would ask him to call me as he was "surprised" that he still had not got in touch with me, but after all, "I'm not a babysitter":eek: I was just totally speechless after this remark and as usual, thought of all my comebacks after I hung up the phone:mad: This was 9am yesterday, no one has yet called as I have been home with 3 sick kids for the 2nd week in a row.
I have spoken with the owner previously, but as it's a family run business, it makes it quite difficult. The agent I was dealing with left before Christmas because of her hands always being tied as to getting things done, and one of the son's has taken over the lettings. Now I have to start all over from scratch as anything I mention "can't be found in my file". Now he wants me to make another list as to all the issues with the house so he can work on them, this will be the 3rd time I have written a list. one of them was to the landlady asking for a rent reduction until these issues were fixed, dated 8th August, she called me the beginning of November saying she just received it and basically as she's been trying to get these things done, then why should she lower the rent, it's not her fault. in the meantime, she has called me several times since she came over from Germany at the beginning of December to get the kitchen plans for the renovation. I have mentioned each time that the work has not been carried out, she thinks it's been taken care of, yet I don't believe she's ever been on to the agent's about it, which ticks me off as it seems they're the ones falling down on the job. They plan on retiring here when her husband is pensioned from the army, so you would think that they would be on their backs to get things done as they're paying them good money to manage the house. Doesn't make sense and thinking about it too much makes my head hurt:o I spoke with her last week and complained about the heat not being fixed yet, she said she thought it had been done as she just paid a bill for £350, yet has not phoned the agent to query it, what's with that??
I scour the rentals every day, and call them all once a week just in case something new comes up and it's getting very depressing now. I've even thought of moving into a 2 bedroom flat and updating my housing application as having 2 girls and a boy in the same bedroom is not allowed, they would have to find us somewhere, but then I feel guilty about doing that as it could be taking housing away from someone who is in an even worse position than we are, so that's out the window. Grrrrrrrrrr:mad:

lynzpower

Id just stop all this naffing about.

I would a) send an email to your letting agents & LL ( if you have contact details and send to yourself as well identifying & cataloging all issues. Id also add a snipey line something like " please attach this to my file, as clearly you have been unable to keep track of the work you yourself promised to do"

Id speak tothe private tenancy officer at your local council based in environmental health or the housing dept, forward said email to them and get them out to do recky & take steps.

Youve been more patient than has been helpful, theyve had thier chance & theyve blown it. Time to get heavy.

Also Id ask the private tenancy officer at the council if they know of any landlords with vacant properties - usually they will, as thats thier job to drum them up for HB clients.

Otherwise, Id be getting on the phone to letting agents and explaining your needs. Sometimes they dont hit rightmove or wherever, asking about is the only way to get things found. We got a rented house with me unemployed and OH temping, and its utterly brilliant- and we got a reduction in the rent . Howver, wed have never found it by looking online, it was showing up and stating the cae that worked for us.

Where abouts are you?

Georgecarol

lynzpower wrote:

Id just stop all this naffing about.

I would a) send an email to your letting agents & LL ( if you have contact details and send to yourself as well identifying & cataloging all issues. Id also add a snipey line something like " please attach this to my file, as clearly you have been unable to keep track of the work you yourself promised to do"

Id speak tothe private tenancy officer at your local council based in environmental health or the housing dept, forward said email to them and get them out to do recky & take steps.

Youve been more patient than has been helpful, theyve had thier chance & theyve blown it. Time to get heavy.

Also Id ask the private tenancy officer at the council if they know of any landlords with vacant properties - usually they will, as thats thier job to drum them up for HB clients.

Otherwise, Id be getting on the phone to letting agents and explaining your needs. Sometimes they dont hit rightmove or wherever, asking about is the only way to get things found. We got a rented house with me unemployed and OH temping, and its utterly brilliant- and we got a reduction in the rent . Howver, wed have never found it by looking online, it was showing up and stating the cae that worked for us.

Where abouts are you?

I'm in St Annes which is under Fylde Borough Council. I have spoken with the council several times and they have told me they are going to send someone around from Environmental Health and no one has ever called me about this, which I have mentioned each time I've called back. So I should talk to the private tenancy officer, and they can advise me on rentals???? No one has ever mentioned this when I've called and asked who I should speak with about this. I'm calling right now:p

Georgecarol

Ok, just got off the phone with the council. Apaprently they don't have a private tenancy officer, they have a housing officer whom I was put through to. She said the lanlords in this area don't subscribe to a housing list with the council, they just go through the rental agents and the only place would be the YMCA who only deal with apartments, not family houses and as many of the apartments state no children, then we are out of luck there. She did give me the number of a man who will come out and list any disrepair and serve this on the landlord. I have called and left a message with my number, so that's where I'm at now.

Kaminari_2

There is no excuse for not providing Gas Safety Certificates. It is against the law and a requirement under The Gas Safety (Installation and Use) Regulations 1998.

If i was in your circumstance i would send a recorded letter to the Agent and copy in the LL.

Stating that if this is not seen to by XX (Set a date) you will be forced to contact the Health and Safety Executive (0800 300363 for enquires for HSE). I would also send the list of things that need doing again.

When they do nothing about it ring the HSE and get them to sort out the Gas certs. They will have to look into it and take this breach very seriously (I did this against my old LL). The agent might try to fob you off but stick to what you say. Tell them that they are breaking the law and it is their incompetance that will get them in trouble as you have waited long enough.

If the LL contact you tell her that she is responsible for choosing the Agent to manage the property and she will have to take up their incompetences with them.

Good luck!

Addiscomber

If the Environmental Health Dept are supposed to be contacting you and failing to do so, find out who your local councillor is and get them to push EH on your behalf. Make him/her earn your possible vote - they claim more than enough in expenses.

lynzpower

sent you PMs OP

Georgecarol

I have mentioned several times that I know this is illegal, I guess the difference is, I haven't writen it down and given him a time limit to sort this out. When the landlady called last week, I also told her that I knew this was illegal and obviously, this hasn't bothered her as she hasn't been in contact with the agents as I asked them specifically. They were surprised that I had been talking to her though, he didn't know she had my number, I unfortunately don't have hers, she wrote it down for me, but apparently missed out some digits as I'm calling a mobile out of the country and it doesn't show up on my phone. I have asked for it whilst I've been on the phone, but she always says she doesn't remember it
I'm going to sit down this weekend and compose a letter including all the relevent issues with the house and give him a date to get things started. Is 2 weeks reasonable?
I have another regulation question:o We have no heat in the back of the house(the dining room), as they are supposed to fit a rad when the kitchen renovation is done. (I'm trying not to laugh when I write that:mad: ). There is a gas fire which has been condemned and is just sitting on the fireplace and the wind howls down and blows through the heating elements. When the landlady was here with the builder at the beginning of December to state what she wanted done, (our kitchen is the size of a utility room and our stove only has 3 burners that work and the oven only works on 500), she stated the budget was £2000. With this, she has to knock down the adjoining wall between the kitchen/dining room, buy and fit the units, buy a new stove and hood as we don't have a hood right now, and all the other usual renovation things such as wiring etc. As removing the chinmey breast was too expensive, she has opted to leave the fire where it is as it's not bothering anyone. Can she do this when it's condemned? I did have someone around to check it was all capped off, it's just not useable. Can I get her to remove that as well, or is that something that's not covered under the safety regulations as it's not in use????

Kaminari_2

I would expect the Gas Safety certs to be done in two weeks and the rest of the heating started (actually started not just someone to come around and have a look). If they give you any crap your answer should be, you are the professionals and you have already failed, think yourself lucky i am giving you another two week and not contacting the HSE straight away. Don't know about the radiator, if it has been sealed off by a professional I think it would be ok even if it is sitting there empty.