Help with Letting Agent

clarebear

Hi
Looking for some advice - got a meeting with the agents tomorrow and these are the issues I have raised - my usual point of contact is on holiday so have escalated the problem.

We took over renting of our property, from 1 February 2012 and ever since we have moved in, there have been various issues which, have been very slow to be resolved.

The issues all started as soon as we moved in the property. We raised the issue of the dishwasher not working on Friday 10 February along with other issues such as:
1. Leak from ensuite shower onto sofa
2. Radiator outside kitchen needs re-attaching to wall
3. Dishwasher not working.

• We received a works notice advising these issues would be addressed. By 22nd February, we still had not had anyone out to address these issues. We chased the office for an answer to these issues and was advised that because XXX was on holiday, nobody followed this up.
• Instead 12 days on we were still waiting with no dishwasher - ironically we have one in the garage from our old property just sitting there! There was no plug for the main kitchen sink, so until that was purchased, we were unable to do any washing up except in the little half sink.
• We've had to replace a considerable amount of bulbs that weren't working, which, I accept is our responsibility as per the terms and conditions of the lease, but repair and replace two kitchen strip lights, two outside lights and three large halogen spot light
• Similarly little things like the toilet roll holder in the ensuite bathroom is missing the actual holder for the toilet roll
• The curtain pole in the small bedroom is missing a middle bracket which means that it is bending under the weight of the curtains.
• XXX made an appointment to come out and see me on 27 February, which was then postponed to 28 February, where I emphasised our disappointment at the lack of attention to detail in the main. She advised that looking after 65 properties, she can't possibly check everything in every house and so some things like missing toilet roll holders, plugs and light fittings not working, she can't possibly keep an eye on.
• I also highlighted other things like the extraction system in the bathrooms not working.
• XXX called the contractor with regard to the dishwasher to chase the part needed to be replaced was on order as it was almost a week at this stage since he had visited advising a new part was required. When he eventually came to fit the part two days later, he advised that he hadn't ordered it until Monday lunchtime because he was hoping he would need to order other parts from the same supplier and therefore reduce his postage costs. I find this totally unacceptable. We had already been without a dishwasher since 10 February, and when he visited on 22nd February, he waited until 27th to order the part.
• We reported on 22 March the shower had again been leaking, the lawnmower we went to use is illegal as the main electrical lead has been taped together as if it's been cut through, and to chase up about the extraction fans in the two bathrooms, and to advise that one of the back door keys does not work. XXX has since advised that we can get a replacement back door key cut.
• As I received an out of office from XXX advising she was out of the office until 26 March, I called the office at 9.15 on 23 March to report the shower. I was advised that someone would contact me as soon as possible as again the shower had leaked all over my sofas. I heard nothing.
• I contacted the office again on Monday 26th, advising that again the shower had leaked.
• The plumber came out and found considerable damp behind tiles and under the shower tray and advised it all needed replacing. I then contacted XXXon 29 March to request an update as to when something was going to happen with the ensuite. I got told something was pencilled in for the following week.
• After chasing again, I found out that they were coming on 3 April. He removed a considerable amount of tiles around the shower tray on three walls and left them to dry til 16th April. Bearing in mind, that since 22 March, we have not used the ensuite shower, it is now not going to be until 16 April, it is all replaced and even then, the grouting and siiicone will need time to dry out, so it will be a month almost before we have been able to use this shower.
• Tonight, again the dishwasher has stopped working.
• The mower has still not been repaired and I have chased again about this
• The extraction for the two bathrooms in particular and the extraction system in the house as a whole. It is a legal requirement for there to be extraction according to the contractor who came out for it to be in working order, and my research - [it is a legal requirement under the Building Act(1984)] I have spoken to the previous tenant who advised that during their tenancy, it had never worked either. There are health issues with regards to extraction in rooms with considerable warm moist conditions I have been told that a part is on order. As I reported this at the end of February and we are now in April, I really feel that something needs to be done.

So am I justified in my complaints? I really feel that had things been checked correctly before we moved in, a lot of these issues would not be there, including the extraction. I have tried to be as patient and diplomatic as possible, but am beginning to feel really upset and angry about this. I am not sure what resolution I want from this but would like to know what I can expect from them?

Sorry for the long post!
Many thanks

poppy10_2

Nobody's going to read that letter. Trim it down and get to the point.

princeofpounds

Wow, this was really long.

Read this:

http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/disrepair_in_rented_accommodation

You have two options to enforce repairs. Where there are hazards to health involved you can involve Environmental Health at the council, who can issue repairing orders.

Where there are not, you can use the procedure outlined in Lee Parker vs Izzet 1971. Essentially you do the repairs yourself and deduct the cost from future rental payments, but you need to follow a procedure of notifications precisely.

I would start to initiate the procedure for the latter. Get quotes, write letters warning of impending work and set a deadline. Always make and keep your paper trail.

Oh, and keep letters brief, unemotional, and bullet pointed.

clarebear

Sorry for the length - I was trying to encompass all points really