Should our rent be reduced?

MJMum

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MJMum

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prudryden

I think it will take a lot of time, energy and increased stress levels to take it to small claims court. Finding a leak in a 4bed detached house can be very difficult sometimes. I've been there.

Out of courtesy, he probably should have offered you some compensation, but I doubt whether a court would order it, especially since he said he would not hold you to the remainder of the contract.

MJMum

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Kaminari_2

I had the same problem with that last flat we lived in both with the leaky roof and mould and no gas cert. We were constantly calling the LL to fix it.

We stopped paying rent and moved out. Very wrong but it was either that or start the process of calling the HSE to get it all sorted much increasing stress levels.

The LL wasn't happy but i told them if they pushed it i would call the HSE and it would cost them more than chasing us. I think they saw our point.

Because you have so much money invested in this rental i would write a strong letter and then call the HSE. No one should live like that.

MJMum

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prudryden

MJMum wrote:

I should add that the ceiling had been previously repaired, he bought the place 4 months earlier from an acquaintance, and when he came round the first time, he went up into the loft and before we had a chance to point out to him where we thought the problem was, he was shining a torch onto it. Does that sound like an unknown, difficult to find problem to you?

It could be difficult. By going into the loft, he was probably checking to see if water could be seen running down the inside timber supports. This would indicate that the leak could be in the valleys. Then you have the problem, if it is in the valleys, to locate just where in the valleys. Is there one single cracked tile, is there a split in the zinc, is there a split in the felt?

The leak doesn't have to be and, probably isn't, anywhere near where the water is appearing.

prudryden

MJMum wrote:

Out of interest, was this on a house that you let? If so, how did the tennants react, and what, if any, arrangement did you make with them? Thanks.

The tenants were ok with it. They knew we were trying to find the problem and fix it. I was pleased they told me, because water can be very damaging if left unattended.

In fact, another leak has just appeared. The builders think they found the problem and spent yesterday putting bitumin and felt over the asphalt covering which seems to have separated allowing rain water to accumulate. Now we have to wait for the next storm to see if that was the problem. So, we won't fix the ceiling until we are sure. In any case, the ceiling needs to dry out. When it comes time to fix the ceiling, I will offer the tenants a night out for dinner, while the work carries on.

MJMum

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MJMum

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inmypocketnottheirs

MJMum wrote:

We are paying for a 4 bed house, and only able to use 3. Surely that's not right?

You can always try to negotiate with the landlord through his agent and see where you get. If you get nowhere, then it is your right to take the LL to court, but I suspect as above that a court is unlikely to award compensation.