repairs by private landlord

korky69

hi
Ive recently moved into a new flat (over 3 weeks ago)
there were a few bits that were addressed on viewing which were supposed to have been fixed before i moved in but didn't,
these were what I'd consider urgent ,
2 electric wall heaters not secured to walls properly along with heated towel rail in bathroom that kept falling off when shutting door or putting a wet towel on it!
in the end i had to disconnect it when the wire casing cracked.
A toilet doesn't work (I have 2 so no hardship there) and I'm missing 2 keys to the apartment block (back and electric meter doors)
I've been requesting the jobs to be done quite regular since day 1 but never even get a response!
I know I must still pay my rent, but how do I force them to do the work, and could i obtain quotes myself and send the bill to the letting agent?

ta, k

dimbo61

Put everything in writing to the Landlord and letting agent requesting a time period when the work will be done.
If no responce within say 1/2 weeks have a look on SHELTER website for more help

BitterAndTwisted

You can enforce necessary repairs and the Shelter website offers advice on the procedure you must adhere to. An argument could be made that wall heaters not secured to walls properly and a heated towel rail are not strictly necessary but a lav might be if there was only one.

Put all your concerns in writing to the landlord and keep a copy of your correspondence for future reference. One thing you do not need is to be blamed for causing this damage yourself upon exit.

What mention was made about these issues in the check-in inventory?

korky69

BitterAndTwisted wrote: »

You can enforce necessary repairs and the Shelter website offers advice on the procedure you must adhere to. An argument could be made that wall heaters not secured to walls properly and a heated towel rail are not strictly necessary but a lav might be if there was only one.

Put all your concerns in writing to the landlord and keep a copy of your correspondence for future reference. One thing you do not need is to be blamed for causing this damage yourself upon exit.

What mention was made about these issues in the check-in inventory?

they knew about the loose wall heaters and said they would be sorted,
if these fell off completely it could expose live wires, as nearly did with the towel rail, add that to water splashing about and its a recipe for disaster you think?

its also the inconvenience,
i have no where to hang towels other than on the side of the bath, and then they don't dry,
i cant read my meter, nor can the supplier!
i was told these issues would be sorted but i never get a reply let alone a "we're on it"

BitterAndTwisted

When you say "they knew" about these defects, do you mean they have acknowledged it officially in writing, like on the check-in inventory or just verbally?

These repair issues, as I said, could be interpreted as not strictly and absolutely necessary from the landlord's point of view, although I accept that from your perspective they obviously are.

Get writing (no phone calls, no text messages, no PMs on Facebook or anything else unconventional and not businesslike) and keep a copy of all your correspondence for future reference if only to protect yourself from accusations of having caused said damage.

olly300

korky69 wrote: »

they knew about the loose wall heaters and said they would be sorted,
if these fell off completely it could expose live wires, as nearly did with the towel rail, add that to water splashing about and its a recipe for disaster you think?

its also the inconvenience,
i have no where to hang towels other than on the side of the bath, and then they don't dry,

Concentrate on the safety aspect of it not your inconvenience as if you have to report the landlord to the local council private renting officer/environment health that's all they will be interested in.

korky69 wrote: »

i cant read my meter, nor can the supplier!

Lots of meter cupboards have easily breakable locks.

So if you are that desperate to read your meter I suggest you either get someone you know to break the lock or call out a lock smith. However it will be up to you to repair it.

Also if the meters are unread for 18months to 2 years the supplier will break the cupboard doors open if no-one is around to open them as they are allowed to by law to confirm no-one has tampered with the meters.

tbs624

On the keys issue - do you mean a meterbox key or is it a cupboard that has been built to house the meters? If the former have a look on Amazon.

Does the back door of the building form part of a fire exit route? If yes then this gives you more amunition for pushing to get a key for it asap.

As the others have said it is important to put issues such as these and the heaters etc in writing to the LL/LA , with a copy kept by you.

Obviously the saefty aspect is the major thing but you also don't want a situation where the LL seeks to withhold some of your tenancy deposit, blaming you for "damage" that was not reported promptly.

Write confirming the dates on which you initially reported the problems and ask for these things to be dealt with within the next 7 working days. Keep a copy of your letter

Shelter's Guide to Getting Repairs Done pdf is useful and there are template repairs letters available on the website.

korky69

tbs624 wrote: »

On the keys issue - do you mean a meterbox key or is it a cupboard that has been built to house the meters? If the former have a look on Amazon.

Does the back door of the building form part of a fire exit route? If yes then this gives you more amunition for pushing to get a key for it asap.

everyones meters are stored in a separate room which is always locked bar a few times when i first moved in, I'd be stuffed if on a prepay meter!
I can get out of the rear door, but not in, pain in the !!!! when I've got something to carry in as I've got to walk back on the road and go round to the front, hardly a great hardship i know, but a simple thing like a key should be easy for them to provide,
I just don't want to be crapped on whenever something goes wrong

Turnbull2000

Be warned OP, should you go down the enforcement route and annoy the landlord, he may decide to evict you out of spite once your first six month are up.

korky69

Turnbull2000 wrote: »

Be warned OP, should you go down the enforcement route and annoy the landlord, he may decide to evict you out of spite once your first six month are up.

the thought had crossed my mind, if it did go like that then so be it,
if they'd prefer to lose more in rent while they re-let the flat than the cost of work that's needed in the 1st place that's their problem.
i wouldn't be left on the streets.