What would you do in my situation?

paddygirl

I didn't say I wouldnt go to EH. I said I had concerns as I know this could prompt him to serve a notice.

unclebulgaria

I think you need to see a good solicitor. Afetr all to be fore warned is to be fore armed. I cant see this guy getting any better, I meet landlords all the time like him who dont see past profit, I know there are two sides to every story but damp and lack of landlords gas safety certs should be worrying you more than school proximity IMO.

Limana68

Why not just stop paying him rent? He will soon start getting the repairs sorted.

nick_

Limana68 wrote: »

Why not just stop paying him rent? He will soon start getting the repairs sorted.

No, don't do that. Terrible advice.

robatwork

I would suggest a letter outlining the work you require to be done (just the serious stuff others have outlined) and giving him a deadline on when it needs to start. Threaten that you will give notice to quit if he fails to meet the deadline, and carry it out too.

If you aren't prepared to give notice/move then do none of the above...

tbs624

LL has legal obligation to see to door and GSC. Is the cooker a gas cooker? Does your tenancy agreement say anything specific about LLs obligation to repair/replace white goods?

Have you bought yoursaelf an audible Carbon Monoxide monitor?

If you have fire safety concerns, get the local fire safety office round to give you some advice.

If you have damp and mould, do you know what you need to do to try to minimise the problems - sometimes it can be due to problems with th e property itself, sometimes it can be down to Ts failure to heat/ventilate th e property properly ( esp if dryin gwashing indoors) and sometimes it is a combination of the two. Google "Haringey Council" and "damp and condensation" to see what you personally can do to improve matters

Threadbare carpet - LL does not have to replace although if it is bad enough to form a trip hazard he would be foolish not to. Ditto kitchen flooring - are the cracks due to wear and tear/age or have you damaged them? Are they lifting because they were poorly fitted or have you been overgenerous with water when mopping or had a flood from a washer or leaky pipes, for example?

It is vital that you have a paper trail where repairs are concerned so keep copies of any letters your send to the LL.

From the sound of it, your LL is not going to volunteer to improve the property without some "encouragement" from the local Councils' tenancy relations officer (private sector) and/or the EHO who can inspect the property under HHSRS ( the housing health and safety rating system) which lists out 29 separate "housing hazards". Although LL can be slapped with a formal improvement notice there is unfortunately nothing to prevent him going for a retaliatory eviction , except that if you paid a tenancy deposit after 6 April 2007 ( or signed for a further Fixed Term since that date) the LL has to have (a) scheme registered your tenancy deposit and (b) provided you with the scheme's prescribed information in order for any S21 Notice of intention to seek repossession to be valid.

If you are on a limited income you may want to seek guidance via Community Legal Advice or the Shelter helpline.

BitterAndTwisted

As said before: "pick your battles"! As I see it your most pressing concern is the lack of a gas-safety certificate. It is a legal requirement to have these checks done annually and a serious offence not to have them carried out.

The issue you have about fire-safety is a complete nonsense. Presumably this property was open-plan when you viewed it, so any concerns you had you should have acted upon before you signed the tenancy agreement. You are clutching at straws with that one.

Just because it's not going to be easy or cheap to find alternative rented accommodation which is more suitable for your family's needs does not mean that you cannot do it. I wouldn't be willing to tolerate some of the issues you have mentioned but not all of them can be used to force your landlord to make the improvements. Note: improvements are a world away from NECESSARY REPAIRS.

Littleweedj

As stated above the gas safety certificate is non negotiable. He is breaking the law by not having this.

Damp and mould - apart from anything this will have an effect on your children, breathing in spores from mould can have long term health effects.

Your local council should be able to give you priority in finding suitable accommodation. Make an appointment to discuss with your local M.P.

paddygirl

BitterAndTwisted wrote: »

The issue you have about fire-safety is a complete nonsense. Presumably this property was open-plan when you viewed it, so any concerns you had you should have acted upon before you signed the tenancy agreement. You are clutching at straws with that one.
.

Why is it nonsense? Please explain why you feel I shouldnt be concerned. Perhaps I should have raised it at the time, but thats nether here nor there.

I was given the property through the LA private let scheme,one therefore assumes all is well.

Of course,gas safety paramount.

With regards to the cooker-yes,its gas,provided by the l / l and he is therefore responsible according to my tenancy.

I have already brought a rug for the lounge. Maybe I could put up with the bald patches that the rug doesnt cover...

The mould could be condensation. But it could be dampproofing isue as its spreading in my bedroom and kitchen cupboards, making food stored in there to go mouldy/hard.

I think I will write and let him know he needs to do the gas safety and door. I will say in my letter that I also need to discuss the mould issues. If he chooses not to act on the mould then at least i can say i tried and he therefore cant say I never told him(again).

As for going out and renting somewhere else, thats my decision and choice not to do so. It simply is not that easy. If I want to wait until my LA house me into a medcially suitable property for my child, then I will do so. If I wanted to pR again I wouldnt have bothered posting for advice on these repairs in the first place.

Im sick of PR. In all the lets I have been in landlords dont want to spend any money,but are happy to sit back and pocket my hard earned cash for the rent every month.