Can Landlord do this?

elkay115

I have been renting this house for almost a year now. At the time i rented it, one of his big selling points was that he always repairs and replaces the white goods.

At the turn of the year I got a letter from LL saying that he will no longer be repairing or replacing white goods. These are the white goods that were in the house when I moved in so do belong to LL. The washing machine isn't working properly and I have no way of paying for it to be replaced or repaired so just wondered whether him changing his mind is legal?

I am in Scotland, just in case that makes any difference.

All this on top of the letter today to say he is increasing the rent by £20 a month too :mad:

Oh and another point, there was no recent gas safety certificate here, last one was 2009, so can I rightly text him to ask when a safety check will be done?

Cissi

elkay115 wrote: »

Oh and another point, there was no recent gas safety certificate here, last one was 2009, so can I rightly text him to ask when a safety check will be done?

Of course you can text him and ask him anything you like - but I wouldn't, in your shoes! I don't know the rules in Scotland so can't comment on the particulars but what is all this about TEXTING your landlords - seems to be mentioned in almost every post by a tenant??? DON'T TEXT (except to your friends or about unimportant things) and don't email either - use old-fashioned snail mail with proof of postage for anything where you may need a record in future.

Someone seems to need to point this out in every second thread on here, maybe it should be part of a sticky somewhere?

nat21luv

Im pretty sure, legally, he should be doing gas saftey checks every year.

Is the white goods something that was written in your tenancy agreement or just a verbal agreement?

elkay115

It's written in the tenancy agreement I am sure. If not on agreement (will need to look that out) it is certainly mentioned on the 'Welcome' letter I got from him when I signed my tenancy agreement. It was made a big thing of on the letter.

I know legally he should do safety checks but is sending a text to him ok about this? We do everything pretty much by text to be honest, if there have been any problems in the past.

elkay115

Cissi wrote: »

Of course you can text him and ask him anything you like - but I wouldn't, in your shoes! I don't know the rules in Scotland so can't comment on the particulars but what is all this about TEXTING your landlords - seems to be mentioned in almost every post by a tenant??? DON'T TEXT (except to your friends or about unimportant things) and don't email either - use old-fashioned snail mail with proof of postage for anything where you may need a record in future.

Someone seems to need to point this out in every second thread on here, maybe it should be part of a sticky somewhere?

That is how my LL does things so that's what we do. Don't even know if I have an address for him but will check on my agreement.

AFK_Matrix

Just because thats the way the LL does things doesn't mean you have to do it that way!! And no don't text him about the gas certificate WRITE to him. It's not hard and then you have a record of asking him.

elkay115

Ok doke will check if I have an address from him and send a letter regarding the gas safety check.

So the white goods? Any advice what to do there?

anselld

elkay115 wrote: »

Ok doke will check if I have an address from him and send a letter regarding the gas safety check.

So the white goods? Any advice what to do there?

Unless you have signed a new agreement then the L should be doing whatever is stated in the original rental agreement. You should check what is written and then write back explaining that you require that service to continue as contractually agreed.

Edit - OK, ignore this. Scotland as stated below by 00ec25.

00ec25

white goods
it does not matter what is or is not written in your agreement because statute law IN SCOTLAND overrules it - your LL is ALWAYS responsible for repairs on any goods he provided at the start of the tenancy - see Shelter Scotland website
http://scotland.shelter.org.uk/get_advice/advice_topics/repairs_and_bad_conditions/repairs_in_private_rented_accommodation/furniture_and_equipment

if he continues to refuse to repair an item you have reported (snail mail - see below) then you report him to the private rented housing panel

http://scotland.shelter.org.uk/get_advice/advice_topics/repairs_and_bad_conditions/repairs_in_private_rented_accommodation/the_private_rented_housing_panel_prhp

the LL may physically remove the goods during the tenancy and so remove his liability but then you DO have a case for breach of contract since it was part of the fittings you rented

gas
the LL is legally required to this annually
report him to the HSE
http://www.hse.gov.uk/gas/domestic/faqtenant.htm

communications
you might belive in the modern world but the law has yet to fully catch up - written communications means on paper not in text or e mail, stop querying this and get writing

jjlandlord

00ec25 wrote: »

white goods
it does not matter what is or is not written in your agreement because statute law overrules it - your LL is ALWAYS responsible for repairs on any goods he provided at the start of the tenancy - this also ap[plies in Scotland - see Shelter Scotland website
http://scotland.shelter.org.uk/get_advice/advice_topics/repairs_and_bad_conditions/repairs_in_private_rented_accommodation/furniture_and_equipment

I'd say this only applies to Scotland.
In England there's no statute obligating landlords to repair white goods if this was not contractually agreed.

AFK_Matrix

elkay115 wrote: »

Ok doke will check if I have an address from him and send a letter regarding the gas safety check.

So the white goods? Any advice what to do there?

Good luck in writing to him, and if the LL's address isn't on the contract then you can withhold rent until you get his address, not sure if this is the same in Scotland though as that's if your in England. I am sure someone else can chip in with the right answer