Repair issues - landlord/management company - help!

marksandsparksgal

Afternoon everyone,

We're having a bit of a nightmare with our flat at the moment and I'd like some advice as it's the first property I've rented and not sure what else to do!

At the start of November, a firework landed on the roof of next door's flat, burning a hole in it. This had the effect of letting water leak into his, and our flat. The day that the first internal damage appeared, it was referred to the letting agency's maintenance dept.

Leaks became worse and in multiple areas. Letting agency said there was nothing they can do and said they needed to deal with management company for the building/estate and we couldn't deal with them. Meanwhile, buckets of water (literally) were being filled!

Over the next few weeks the electrics went in the ceiling lights in the hallway and spare room due to water leaking through them, as well as massive patches of mould in the bathroom. Again, each time more leaks/issues appeared, we phoned our letting agency.

Finally the roof was fixed just before Christmas after our agency moaned at the management company electrics were involved.

We are now still waiting for the internal plaster damage and electric damage to be fixed, nearly 4 months from the original incident. I've wasted 4 days off work being in for tradesmen to come and give quotes and we're making no progress. When the tradesmen came for quotes they said the bathroom was due to a dust-filled extractor fan, which we've had out completely and cleaned and the mould it still coming back.

On top of that, now the landlord had the place valued a couple of weeks ago and we have no idea whether we need to be thinking about finding a new property!

So basically, my questions are: what on earth can we do!? We're stuck somewhere at the moment which until the problems, were really happy with. If they were fixed we'd be happy to stay here and don't really want to/aren't really in a position to move. What rights (if any) do I have as a tenant to get things moving, as I'm living somewhere where our living room/kithchette has no curtain pole due to wall damage so no privacy and no overhead light in two other parts of the flat.

Sorry it's been a saga, I am just getting no joy and want my flat fixed!

Any advice welcome.

propertyman

It should be a simple insurance claim.

Call the agent and ask to speak to one of the owners, a director or partner.

Tell them that unless you can satisfy you right now, you are going to write to the landlord and the agent setting out the repairs outstanding and the inconvenience over the period.

Ask if the landhold or the agent on their behalf has made an insurance claim and if so when and the prioress.

If they are unable to confirm that and advise what steps are to be taken, then you might decide to look at saying that you want the landlord to within seven days effect repairs or you will start the disrepair protocol http://www.justice.gov.uk/courts/procedure-rules/civil/contents/protocols/prot_hou

You will also make your next call to the local council environmental health department to report the disrepair.

dancingfairy

It's pretty simple - the landlord has to keep the property in good repair. Whether he claims on the insurance or goes after the management company for their failings is irrelevant to you. The landlord needs to get it sorted out.
I believe this is a guide to enforcing repairs on the Shelter website and ultimately with-holding rent to get repairs done yourself (I wouldn't do this without following the proper procdure though as ultimately 2 wrongs don't make a right IYSWIM). The letting agent may well be stuck in the middle as it is not up to them to get work authorised unless the landlord has given permission - whether the letting agents are fobbing you off or whether it is the landlord it is impossible to tell so you need to go direct to the landlord as they are the ones ultimately responsible.
Anyway best of luck getting it sorted.
df

Turnbull2000

dancingfairy wrote: »

It's pretty simple - the landlord has to keep the property in good repair. Whether he claims on the insurance or goes after the management company for their failings is irrelevant to you. The landlord needs to get it sorted out.
I believe this is a guide to enforcing repairs on the Shelter website and ultimately with-holding rent to get repairs done yourself (I wouldn't do this without following the proper procdure though as ultimately 2 wrongs don't make a right IYSWIM). The letting agent may well be stuck in the middle as it is not up to them to get work authorised unless the landlord has given permission - whether the letting agents are fobbing you off or whether it is the landlord it is impossible to tell so you need to go direct to the landlord as they are the ones ultimately responsible.
Anyway best of luck getting it sorted.
df

That's pretty risky advice. The OP is inviting a swift retaliatory eviction.

tbs624

OP - have you *written* to the LA/LL about any of this?

As a temporary measure to resolve your lack of privacy get a spring loaded curtain pole/shower rail - they can be used without screw fittings at most windows.

Write to the LL ( get address from the Land Registry for 4 quid, if you don't already have it.) Copy to the LA, keep a copy yourself.

Keep only to the facts - list out the timeline of what has happened to date and what now remains to be done. I would not ask whether they have kept the insurance company up to date - that is their problem not yours.

Ask them to give you a firm date ( in writing) on which this work, particularly the electrics, will be completed. Give them some times/dates on which you would be able to give access to the property ( if you want to be there).

On the mould in the bathroom, is this an internal bathroom with no window, just a fan? Do you shut the door after bathing/showering so that the fan can do its work? Does the fan run on for a while?( they are supposed to)

Have you wiped the mouldy wall/ceiling with a proprietary mould cleaner? Have you asked the LL to repaint with a moisture resistant paint?

Google Haringey council and their damp and condensation guidance ( applies to all properties) Edit: I now you have indicated that the mould relates to the roof leaks but if the roof has been repaired then the ceiling will still need to be properly dried out/cleaned/repainted. Could the LL sort out a dehumidifer to help the process?

The local Council will have a private sector tenancy relations officer who can help you with all of this - their lines tend to be busy so you will have to be persistent.

The fact that they have had the flat valued recently may mean the LL is thinking of selling up and the sad fact is that some LLs do evict in retaliation when a T pushes on repairs issues. How much longer do you have on your Fixed Term?

(Note that if a LL should have scheme registered your tenancy deposit but has not done so then they can serve you with a valid S21 until they have scheme registered the deposit.)

Do keep date evidenced photos of the state of the property so that the LL cannot withhold your tenancy deposit for damage caused by the repairs/maint problems