Paying for repairs with rent.

tbs624

supermaiden wrote: »

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.

Expanding foam filler is the cheap and easy answer to that one.

supermaiden wrote: »

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.

Which guy? There is always *something* that can be done to prevent rain coming in around a door

supermaiden wrote: »

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.

Take all your stuff out and leave the door open for a week or so - could you afford to buy a dehumidifier to speed out the drying out process?

supermaiden wrote: »

The agents do these inspections and promise the world but dont deliver.

The LL may be slow to chase the LL but it may be the LL him/herself who is being slow

supermaiden wrote: »

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.

Yes, they really should have given you a min of 24 hours wrutten notice in advance of trades arriving but the fact is that they *were* trying to maintain the property for you and it's kind of self defeating to moan about damp/lack of repairs/maintenance etc and then turn them away "on a principle" . Babies *will* go back to sleep later if they are tired.....

Perhaps you need to seriously think about finding somewhere new to live?

tbs624

pmlindyloo wrote: »

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

Not " advise" - make suggestions, offer opinions/guidance etc

OP - did youpay a tenancy deposit ? If yes, has your LL scheme registered it and provided you with the Scheme's Prescribed Information? S/he is required to do so for AST deposits for property in Eng/Wales.

Any S21 notice of intent to seek repossession served by your LL will be void if the answer is no.

If you are not sure then check online at DPS, mydeposits and TDS.

supermaiden

Sorry I really dont think turning them away that one time was such a big deal as them not doing anything in 2 years. It was once, we had no notice, hubby had been to work late, it was very early in the morning and we werent dressed and they would have needed to be in our bedroom to get to the cupboard. (We did ask to reschedule). Which is the main reason why we cant leave the cupboard doors open as it opens right onto our bedroom and our bed is like 2 feet away. Yes I paid a deposit and it was registered. So the way forward seems to be to put everything in writing from now and hopefully that will mean they will do something.

Izz

My advice is the same as others - get the repairs done yourself or look for somewhere new. You mustn't simply deduct the cost from the rent, even though it is obviously the fair way to get the LL to pay. If the damp is very bad, it may be worth contacting the council's environmental health dept for help especially as you have a baby in the house.

tbs624

Sorry OP but if I had been waiting 2 years for repairs/maint issues to be seen to I think I would have put up with minor inconvenience of the trades then arriving to sort the gutters/look at the damp without prior warning. In the normal run of things yes LLs should , absolutely, give appropriate notice but don't "cut off your nose to spite your face"

The LL was probably very lucky to get hold of anyone in the run up to Xmas and the guys probably wouldn't have been phased about seeing you and your OH in your dressing gowns or sloppy trackie bottoms or whatever, any more than you should have worried about being seen.

You * can * ask for support from the local Council via the EHO (see post above) or the private rented sector tenancy relations officer (TRO) who can insist that the LL carries out certain works if necessary: here are 29" housing hazards" under the HHSRS ( Housing Health & Safety Rating System)

However, if LL is forced to spend money and your tenancy is now under a statutory periodic , you may find that your LL sucks it up or that he decides that either (a) your rent goes up or (b) you get told it's time to move on.