Paying for repairs with rent.

supermaiden

Can someone please tell me how I go about doing this the right way?
We have outstanding repairs, some going back 2 years. We have an inspection every 6 months in which the letting agents note the repairs (again x3) followed by a workman who will visit to see the jobs and then nothing happens. Its been nearly a month since our last inspection and Im rather fed up of it all. Our home is unsecure which is one of my main concerns. We are getting slugs in through a hole in the kitchen wall. The radiators need bleeding often at around twice a week (although these are off now) but the workman said the boiler needs servicing as it hasnt been done since we moved in 2 years ago! A cupboard that has damp has ruined loads of clothes, bedding etc. (even hubby's graduation outfit )This is just a few things that need doing.
How do I go about telling them that I want the jobs doing within a certain timescale or I will be forced to take the money from the rent to pay for it, without repercussions.
Many thanks

00ec25

follow the Shelter guidance EXACTLY as it is written
http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/disrepair_in_rented_accommodation/repairs_in_private_lets/landlord_refusing_to_do_repairs


of more importance, what do you mean by no boiler service?
have you been given a copy of the annual gas safety certificate? If not that is a big lever to hold over the LL

take heed of the warning on the Shelter website - at the end of the day it is the LL's property and if you annoy them then expect to have to move out eventually when they issue a S21 notice...

supermaiden

Well see that is a problem because we dont want to move out, we love it here its just we want the important things doing. Leaving our house unsecure for 2 years is really bad! Now I have a baby in here Im more bothered than ever about it. And Im sure it would invalidate any contents insurance!
We have had a gas safety cert but the guy said that isnt a service? I think really the radiators need flushing through as when you bleed them its got black in the water.

hazyjo

It is advisable to service a boiler yearly, but it's not a legal requirement, even in rented (TTBOMK).

You cannot use the rent money to sort out repairs. If you do put that to the LL/LA, get their approval in writing that you can do this (and include figures).

Put all your complaints and issues in writing. No calls, texts, emails - snail mail is best in these situations.

Good luck.

Jx

supermaiden

Ok I will try writing as usually it is all done over email/phone calls. It just gets really annoying that they arent fixing things. Some I would put up with just because its not totally important but the fact that someone can open my downstairs window from outside with no bother whatsoever, and it opens itself on a windy day.. that bothers me! Yet they dont seem to care.

G_M

hazyjo wrote: »

It is advisable to service a boiler yearly, but it's not a legal requirement, even in rented (TTBOMK).correct

You cannot use the rent money to sort out repairs. If you do put that to the LL/LA, get their approval in writing that you can do this (and include figures).incorrect

Put all your complaints and issues in writing. No calls, texts, emails - snail mail is best in these situations.correct

Good luck.

Jx

If the issue is clearly the LL's responsibility, and he fails to resolve, you can get the work done, pay for it, and reclaim via rent deductions.

There is a clear, and time-consuming, process - see the Shelter link above.

It may have repurcassions on your security if the LL gets p*ssed off. Do you have a Fixed Term tenancy? How long?

Turnbull2000

You need to move. The landlord will likely come back to you with a retaliatory eviction.

tbs624

Unfortunately, there is nothing to legislate against vindictive LLs who give their Ts retaliatory notice of intent to seek repossession at the earliest possible point if the T pushes repairs issues. However, LL may end up with an expensive void as such Ts are unlikely to be helpful over viewings for potential new Ts or if they do agree to viewing they flag up the LLs shortcomings.

In your case, the fact that you say some of these issues date back over 2 years suggests that the LL thinks you will put up with them.

It is important that all repairs issues are put in writing to the LL, as the others have said. Keep a copy for your own records.

Why not wrte to the LL now , keeping it polite and to the point. Use the repair letter templates on the Shelter website.

What is the hole in the wall to which you refer? How big is it? Is it fron an old waste pipe?

What is missing from the window frame? Price whatever it is up and then maybe suggest to the LL that you/your OH will fit it if it straightforward enough. Yes, these things are the LLs responsibility but sometimes it can be worth compromising on the smaller issues for a speedier result.

Price up a new latch/handle and include the figure in your letter to the LL.

There should be a gas safety check undertaken by a registered gas safe HE once a year and you should be given the Tenant Copy. This is not the same as having the boiler serviced.

On the damp issue, is this a cupboard up against external walls? Does it have any ventilation? Is it stuffed to the brim with your possessions?. Google "Haringey Council" and "damp and condensation" for guidance.

supermaiden

Thanks for the reply TBS.
The hole in the wall is under the cupboards and goes to outside. It is bigger on the inside than outside and things are getting in through it, namely slugs and mice (we have dealt with the mice). I hate the slugs, they are going up on the benchtops and that is obviously where I have to prepare food for us and baby.

The latch/handle on the window doesnt lock, it needs replacing or something, Im not sure how to do it myself.
We have already fixed numerous problems ourselves, namely around the back door where there was a new door fitted but it wasnt done correctly so wind comes in. We also get rain in when its bad but the guy said theres nothing can be done about that.

The damp cupboard was obviously damp before we moved in (and we have heard this isnt the first damp problem as a neighbours son lived here and moved because of the damp). The only job that has been done in the whole time we have been here is the guttering just before xmas and they got a garden from out of those things! This has hopefully cured the problem with it getting damp but obviously hasnt fixed the problem inside. The cupboard isnt full to the brim, there are bags of things on the floor, doesnt go up even 1/4 of the way high.

The agents do these inspections and promise the world but dont deliver. The week before xmas when they did the gutters we werent notified, I woke up to a man at my bedroom window clearing out the gutters. I quickly went to see what was going on and they said they needed to be in the house but since we had only just woke we refused to do it without notice as the baby was in bed too. This led the agents to, in their own words, wait until the next inspection.. in May! :mad: That is the only time we have ever turned them away.

pmlindyloo

G_M wrote: »

If the issue is clearly the LL's responsibility, and he fails to resolve, you can get the work done, pay for it, and reclaim via rent deductions.

There is a clear, and time-consuming, process - see the Shelter link above.

It may have repurcassions on your security if the LL gets p*ssed off. Do you have a Fixed Term tenancy? How long?

You need to answer this question

Since this has gone on so long it is fairly obvious that the LL has no intention of doing anything. The agent is jsut that - the LL's agent. The agent cannot
do anything regarding these repairs without the say so of the LL.

You can follow the advice given as regards to repairs but in the end the LL can give you notice to quit with no good reason so you need to know your position re: your tenancy.

Unfortunately we see far too many of these repair questions.

If you are in a position where the LL can serve you notice (let us know about your agreement and we can advise) then you have 2 choices.

Do the repairs yourself or move. Harsh but sadly often the truth.

supermaiden

Sorry I missed that one. We were initially on a 6 month contract, when that run out they didnt send a new one for 2 months so I figured we were already on periodic so didnt sign. At the next inspection they wanted me to sign it and I refused saying I wanted work to be done first before I would sign as I couldnt commit to staying if work wasnt done . So we are on periodic right now. The threat didnt help I guess, doesnt help that we love living here as its so quiet.