Renting, damp problems, tenancy up soon - any thoughts?

johnmcga

Hello,

I've seen some great advice posted on this board since joining, and I just wanted to see if anyone had any thoughts on my current situation.

I moved into a rented flat at the end of last year, signing a one-year contract with the option to give two months' notice any time after the first six month.

The letting agent served a notice requiring repossession just after I signed the contract, so as things stand I'm required to leave the property at the end of the year.

Since moving in a whole bunch of problems have become apparent with the flat. I won't bore you with the list, but the most concerning is damp and mould. There are obviously some quite fundamental issues with damp coming in through the walls and mould forming in various places.

The landlord's response has been a series of sticking plaster fixes: painting areas affected with damp-resistant paint, painting over mould, installing token extra ventilation.

Maintenance is all done by the same firm and by chatting to the people who've been in doing the work, it's clear they've been down this road many times. ("This flat has had damp problems for five years" was my favourite comment.)

I don't think there's an imminent health threat but mould is appearing on furniture (mine, not the landlord's) and obviously I'm concerned about things getting damaged.

Having said that, I also don't have the strength for a fight. All my experience of private letting is that it's more trouble than it's worth, so I've come to the conclusion that the best option is to cut my losses and move out at the end of the year. I think I can live with it till then.

Really just wanted to see if anyone's been in a similar situation, and how you dealt with it. I want to move out, get my full deposit back (it is protected) and move on.

However, I'm sure that whoever moves in here next is going to have the same issues - and I'd like the letting agent and landlord to understand they're losing a good tenant because of these issues.

Guess I'm torn between wanting a quiet life and wanting to voice my displeasure more strongly without making things harder for myself. Any thoughts or advice appreciated - particularly if there's anything I can do to stop future tenants falling into the same trap.

Apologies for the long post, and thanks!

John.

G_M

You have three options:

1) Enforce repairs - eg go to Environmental Health if the damp is severe and a health issue

2) Wait till the end of your 12 month fixed term, and leave - no notice required

3) Read the 'Break Clause' carefully, give notice in accordance with that clause, and leave early.

Your desire to protect future tenants is admirable but really is
a) impractical
b) not your concern

Though as you say, you could point out when leaving why the LL is losing his tenant.

Make sure you have a paper trail recording the damp and any other repair issues. This means LETTERS sent to the LL at the address provided "for the serving of notices".

This is important in case there is a dispute about your deposit.

johnmcga

Thanks - I think you've confirmed what I was thinking, though I hadn't really considered the importance of continuing to chase the issues with the landlord, just to cover my back if nothing else.

Cheers,

John.

Yorkie1

You may want to consider whether getting a dehumidifier would help to keep the mould down on furniture until you do leave.

NB. You say that you have to leave at the end of the tenancy because of the s.21 notice. This is not true. It is merely a notice which says that after the end of the tenancy, the LL may choose to seek repossession of the property. It is not an eviction notice. It is usually poor practice by the LL / LA to protect the LL's position in the eventuality that they will want to get you out.

Furthermore, if you had not had your deposit protected and been provided with the prescribed info about your deposit before the s.21 was served, it is invalid and unenforceable in any event. (This is assuming you're in England / Wales).

Do you have a dual-signed inventory?

dimbo61

Write and email the LL and the Letting agent if they use one of the damp/mould problems.
That way you have a paper trail if the LL tries to blame you for the damp problem ! Do this to protect your deposit if it goes to the DPS

inmypocketnottheirs

Let's find out some facts here.

How old is the flat?
How many air bricks, window vents or extractors are there?
How is laundry dried?
Is a window or ventilation close to the kitchen/bathroom areas?
Where exactly is the recurrent damp problem?
Is it continually in the same place?
How is the flat heated?

A lot of damp problems are caused by occupiers who do not understand the consequence of air borne moisture. Cooking, showering and drying laundry are often the main causes, exacerbated by poor ventilation, the moisture has no means of escape, and condenses at the coldest point - usually a corner or outside wall. This then turns to mould.

The solution? Either keep a window open, install an air brick and keep all doors at least ajar so that air can freely circulate, or keep the property at a constant temperature of say 18 deg celsius. Always open a kitchen and bathroom window when cooking or showering and don't dry laundry in aires or radiators. Those sets should stop the issue.

Leif

bill-b2b wrote: »

You can get a Free Damp Survey and then give it to either your Landlord or environmental Health people.

Spam reported. These surveys are not free, as the survey is not independent and hence cannot be trusted. In reality the 'surveyer' is a salesperson for the company, and has a financial interest in diagnosing dampness that can be treated by the company's products, rather than a simple fix, or one involving someone else's product e.g. a dehumidifier.

It might be interesting to invite 3 of these companies to do 'free' surveys, and see if they agree.

johnmcga

inmypocketnottheirs wrote: »

A lot of damp problems are caused by occupiers who do not understand the consequence of air borne moisture. Cooking, showering and drying laundry are often the main causes, exacerbated by poor ventilation, the moisture has no means of escape, and condenses at the coldest point - usually a corner or outside wall. This then turns to mould.

I'm absolutely certain the damp problems are not of my making.

Quite apart from the fact that I do the right things in terms of maintaining temperature, airing the flat and drying washing outside, I've managed to learn from the company that handles maintenance that damp has been an issue for 5+ years. It's definitely not an issue that's only surfaced in my time there.

The letting agent has been very slow to respond on this and other issues, and has always done a crap job when I've had any problems with the flat, and to be honest I think that speaks volumes.

Thanks for all the other input too. I have spoken with the letting agent and confirmed I will be leaving.

Interesting info on the section 21 notice - to be honest, as moving suits me I'm happy to assume it has been served correctly on this occasion. However I will remember to check the specifics in future.

Edit to add: yes, the deposit is protected and I have a dual signed inventory.

Now to find a new place...!

Thanks,

John.

Fire_Fox

What type of damp do you have - rising, penetrating, condensation? If you have mould growth on walls or ceilings that usually indicates at least a component of condensation, because rising and penetrating damp brings salts out of the walls that inhibit mould growth. A five year history of condensation damp can be found in many flats, it doesn't prove there is penetrating or rising damp just that there is poor ventilation and/ or the tenants didn't understand how to avoid this issue.

Keeping the flat at a constant temperature will hold more water in the air, but it doesn't stop it settling once the air is saturated. Many modern flats need the windows opening every day year round or a dehumidifier using in winter, even if clothing is not air dried indoors because they are sealed against air flow. All too often extractor fans are only ventilated into the ceiling space not outside which makes them next to useless.

"General
Each person breathing – approx ½ litre a day
Paraffin Heaters – 2.5 to 5 litres a day or 5 litres of water from 5 litres of paraffin
Calor gas heaters – 5 litres of water to 1 kg of gas

Kitchen
Washing up – 1 lite a day
Washing clothes (if not in a washing machine) – 2 litres a day
Cooking per person – ½ lite per day

Bathroom
Clothes drying – 6 litre a day
Bathing/washing – 1 litre per day
The average family can produce between 7-14 litres of water per day."
http://www.irwellvalleyha.co.uk/content/1013/damp-and-condensation.aspx