Landlord Responsibilities - advice needed

EliteHeat

Here is the problem, I have moved into a rented property and paid for 6 months in advance (self employed, difficulty proving income etc) but have a number of issues. These are:-

Central heating does not work. On occupancy, the boiler was completely inoperative – broken PCB. The boiler (which is a back boiler) was fitted 5 months ago and is already on its second PCB. The boiler was fixed within a few days under warranty but there are other issues with the heating system in that it provides neither heat nor hot water. The system cannot be filled adequately and if it is back-filled, it will pump all of the system water out, resulting in a non-operational system.

Neither of the two WCs flush or fill properly.

The shower does not regulate the water supply. Therefore, if I provide hot water via the immersion heater then I get a shower at whatever temperature the water happens to be at the time. This is fine if it happens to be about 42 degrees, but no good if it too much hotter.

The kitchen tap is leaking badly from the mixer spout.

The property is fitted with a secondary water return system. The purpose of this is to distribute hot water around the property for rapid draw off due to the long runs of pipework. Unfortunately, it has been plumbed in incorrectly and when running deprives the shower room from receiving any hot water at all.

The overflow from either the header tank or the cold-water tank is permanently running.

Washing m/c was broken, but no problem as I can use my own - so, saved him a bit of money there

The gas safety certificate was not issued until 5 days after the tenancy commenced, but I am not too worried about that.

Seven days ago I notified the letting agents in writing of these faults and requested that I be present when someone comes around to assess the validity of the complaints. So far, no one has been around. The reparations will cost a significant amount of money and will take some time – especially the shower.

I spoke to the owner today who assures me that someone will be around ‘soon’ to check it out.

Whilst I do not expect everything to be perfect, I do expect the facilities to be functional and I do not think that it is acceptable to have to flush the toilet using a bucket of water and to have to provide my electric fan heaters to heat the place. To be fair the lounge is OK as there is a fire-front ‘cos it’s a back-boiler. As I have paid the rent in advance, I feel that I am at something of a disadvantage. I also would like to stay in the place after the initial ASTT.

Would anyone care to advise me of what they think is reasonable time to wait and whether I have a rightful expectation of proper functionality.

Ta

Poundcounter

the Landlord has entered into a contract with you to supply accommodation of an acceptable standard in return for your rent. He is clearly failing to provide the accommodation to an acceptable standard and so is in breach of the contract. However you must allow him a reasonable amount of time to arrange for repairs, etc., to be carried out. What is a reasonable amount of time is a matter of opinion but I would think days rather than weeks.

Since you appear to have some expertise in this area yourself, might it not be better to seek the agreement of the Landlord/agent to you carrying out the repairs yourself and then billing the Landlord? Providing your charges are reasonable I can't see why that shouldn't be acceptable to all parties.

silvercar

If the boiler was fitted five months ago, it will still be under warranty. The landlord will therefore need to get the original fitter back to correct the problem. Whereas the landlord should arrange this speedily, landlords do not have magic wands that make plumbers jump to their attention!

I agree that these problems do need sorting out and I'm sure the landlord is as interested in keeping you as a tenant as you are in staying, communication is the key.

black-saturn

Put the things down in writing and send them to him by recorded delivery and give him a certain time in which to do the work in. I reckon 6 weeks is long enough. See what happens then.

olly300

Contact the landlord directly on the address on the tenancy agreement and cc it to the letting agent. It's likely the letting agent may have delayed telling the landlord or has not actually told them.

6 weeks is too long for the boiler and shower. Give the landlord 7 days to fix these things and state that in the letter with a reasonable explanation. The shower is particularly urgent if there is a child or someone vulnerable in the property as they may burn themselves and then the landlord is liable.

After 7 days contact the landlord again in writing (cc the letter to the letting agent) and say you will fix it yourself but the landlord will be paying for it.

Tenants are responsible for fixing washers on taps. If it is marked in the inventory that the tap was leaking then the landlord should fix it otherwise the OP has to sort that out themselves. (The only way I've got landlords to fix washers is when they sent the plumber/handy man out to fix other things.)

The toilets are annoying but not as urgent. So notify the landlord but concentrate on getting the boiler and shower fixed first.

The washing machine should be recorded in writing somewhere as not working so there is no dispute when the OP moves out and wants his/her deposit back.

The landlord is unlikely to fix the rest of the plumbing unless it dangerous or causing damage.

suethedriver

My son and three others rent a shared house and they have had " NO" toilet since Friday !!! Thay have had to use plastic bags !!!!!!
They have telephoned the landlord and he said someone would be round to fix it on Sunday NO They have all tried contacting the letting agency & landlord again over the weekend but no one would answer.
Surely this is against the law. ????:mad:

silvercar

My son and three others rent a shared house and they have had " NO" toilet since Friday !!! Thay have had to use plastic bags !!!!!!

Must be pretty bad if it can't even be flushed with buckets of water!

If the blockage occured because the tenants flushed something unsuitable down it, they would be liable.

real1314

suethedriver wrote: »

My son and three others rent a shared house and they have had " NO" toilet since Friday !!! Thay have had to use plastic bags !!!!!!
They have telephoned the landlord and he said someone would be round to fix it on Sunday NO They have all tried contacting the letting agency & landlord again over the weekend but no one would answer.
Surely this is against the law. ????:mad:

Don't they have supermarkets where he lives? Almost all supermarkets have customer toilets (I think it's a requirement if they have a cafe)