Very damp house. Landlord not doing anything.

NeedAdvicePlease_2

Hi all,

Im grateful in advance of any advice that is offered that can help remedy my situation.

Im currently privately renting an up and downstairs 3 bedroom house. About 2 hand a half years ago, I along with my neighbour notified my landlord that there was a burst pipe in the vacant house next door (terraced houses) Landlord pretty much did nothing about this, called the police and fire brigade and they told her as the house was still owned she would need to get in touch with the owner or pay a plumber to come out, call the police when he arrived and they would allow access to the plumber.

She didnt do this and instead was happy that the sealed dog flap on the back door gave way and the water still running (it eventually stopped after about 2 months - someone switched the water off i assume)

Ive notified her a few times that damp is coming through and ive always been advised to just clean it and let her know if it reappears, it does and i do notify to get the same response.

Also notified her that we have had to change the yellow roller blinds in the rooms upstairs as black damp/moild had spread all over them. Still nothing done.

Three weeks ago, i text her to say it was really bad again and she must have someone to come and look at this. She got the usual general handyman to come and see he said massive leak in the roof was causing this.

She then sent roofer neighbour round who said no leak (and showed my partner, we knew it wasnt as damp is not only ceiling) and this was 26th and have not heard a word since.

Since this, the lights in ceiling in kitchen and dining room (open space) have gone tonight and dimmer switch in sitting room not working all all lights except one gone out (ceiling light has 5 'lights') and a kitchen cupboard door has come off (damp rotted) and another due to come off any day.

I notified her that this had also spread to fitted wardrobes and have had to dispose of half our clothes.

Im very worried as me, my partner and daughter all have very nasty coughs and runny noses which wont go away. Partner and I have had migraines recently too. We are generally very healthy and not usually unwell.

What can I say? What are our rights? I will write her a letter tomorrow and send recorded.

We just want to be out of here as soon as possible or have this properly looked at.

Im sorry for the long thread, Ive tried to give as much info as possible.

Thanks again!

Fire_Fox

Welcome! Are you reporting the water ingress and electric issues to your landlord in writing? Texting is for your mates. Contact Environmental Health at your local council, they can enforce repairs on your landlord and the owner of the adjacent property. Be sure to tell them of your health problems, they may visit and advise that the property is uninhabitable.

With the upstairs rooms are you ventilating properly? Mould usually signifies the problem is partly or wholly condensation damp, which generally has a strong lifestyle component. If the water was coming from outside it would often bring salts which inhibit mould growth. Don't underestimate how much water each person releases each day through breathing, showering, cooking and drying laundry indoors. Be sure to shower with the bathroom door closed and extractor on, dry laundry outdoors, open all windows daily year round or use a dehumidifier.

NeedAdvicePlease_2

Thank you for your very quick reply.

Unfortunately, I have been stupid enough to have been texting my landlord. At first, I had corresponded with her by letter however she replied by text and asked me to text / call her. I wish id have known better, as this our my first rental although we have been here almost 5 years.

Landlord actually stays round the corner too.

I will call EH and council tomorrow and see what they can arrange. Landlord is reluctant to do anything due to the money it'd cost i assume. She lives off our rent money, she advised me this.

The house is well ventalated, we have modern pvc windows which have vents we always keep open. Windows are open regularly and we do not use tumble dryer often (once a month!)

Should she offer to replace the clothes? I wouldnt have minded too much if it was a few tshirts etc however there were 3 (expensive-ish) winter coats and oh's specialist coat that had to go along with other general clothes and shoes.

Ive notified her that we cannot sleep upstairs at present and are all in the sitting room. Should we continue to pay rent as usual or do we hold it (and notify in writing) until the problem has been resolved?

My head tells me to leave here asap, but i know that would create more issues (still in lease, monies would be owed, no reference and nowhere suitable to go at short notice)

Fire_Fox

If there is a repairing obligation Environmental Health will enforce it, how the landlord pays is her problem. You *may* be advised to withhold rent and spend it on repairs but you must ONLY do this after following the proper procedure and with a full paper trail. List in your letter all the times you have texted or phoned, check your itemised bills if you don't keep notes. Continue to pay rent unless EH advise you to withold or to move out and the landlord refuses to rehouse you, this is your contractual obligation.

Trickle vents in windows is not well ventilated, nowhere near enough air flow to get rid of the pints of water per person we produce each day. You should use extractor fans and open the windows daily year round or use a dehumidifier. Nothing wrong with a tumble dryer providing it is externally vented, it is air drying laundry indoors that causes damp.

As stated the damage to clothing sounds like condensation damp, which is partly or wholly a ventilation/ air circulation issue. You may be able to claim for this if you can demonstrate the damage was down to a fault with the property and landlord's negligence. You would likely have to prove what was damaged beyond cleaning in the opinion of experts. Did you try to claim on your own contents insurance?

ETA: Sounds like an amateur landlord - is your damage deposit lodged with one of the three schemes? When did that happen? Do you have a landlord's gas safety certificate if there is gas in the property?

Dragnfly

I see lots of houses in this sort of condition. Its likely that everyone will tell you its a condensation problem (which it almost certainly is), and to heat/ ventilate your house to address it. I'd guess that most of the condensation is arising from damp which has been caused by the massive leak next door.

Sadly, it can be a very hard problem to resove.

Your cold like symptoms could very well be attributed to the mould growth as it is well known to cause respiratory type problems.

From the sound of it, the leak next door is likely to have resulted in the fabric of both houses becoming very damp and waterlogged. It's also possible that there's a lot of water under the floors of the houses if there is a space underneath.

It is likely that to fully resolve the problem, significant work might be required, including an extensive period of drying out the properties maybe requiring the removal of plaster, and fans and dehumidifiers and heating.

If it was me, I'd probably start looking for a house move to be honest.

Werdnal

I would advise speaking to the EHO about it, and the house next door. Councils have a duty to get property owners to address disrepair, especially if it is affecting adjoining houses, so even if your LL is not actually at fault, and the damp is being caused by the long term water leaks next door, the council can enforce remedial action by the owner of that property. If they deem the issues in your house are their responsbility too, they should be charged for putting the problem right. Your LL should probably be fighting this cause for you, as it is their property that is suffering possibly irreparable damage, but as they seem reluctant to do so, you should speak to EHO and explain this situation.

If the property next door is also vacant, councils are also keen to get empty properties back into the useable housing stock, and can trace the owners to see why it has been left empty so long.

dancingfairy

Unfortunately without letters and copies of them it's going to be very hard to prove things (unless you have copies and time/dates of all text messages sent and received)?
What sort of contract are you in? Have you been signing new contracts each year or are you on a rolling contract? If you are on a rolling contract then I believe it's just the one months notice to leave. If you are in contract then you will need to abide by the terms of the contract - this will mean either staying and paying rent until the end of the contract or by making use of a break clause (if one exists). Other ways you can get out are by mutual agreement with the landlady or as said if you follow proper procedures.
Start keeping written notes of everything now, what clothes you threw away, receipts for extra costs, photos etc etc.
Best of Luck
df

NeedAdvicePlease_2

Firstly thank you all for taking the taking the time to reply, it is very much appreciated.

I have called council and EH this morning and am waiting on a call back. The house next door was auctioned off to a new owner and he now resides there. I have previously spoken to him and he advised that the house was wrecked when he bought and had to have the whole house rewired etc. It went for less than 90k which is 70-80k lower than the same build houses have went recently.

I have most texts to LL and will write her a letter today. My contract is fixed, I need to check when until though tonight.

I have no contents insurance of my own (i didnt know that this was possible) but i will look into this tonight for future cover.

LL i doubt had protected my deposit, the house was offered on a part furnished basis and was quite shabby contents bit we have replaced mattresses etc and her other furniture is in the loft.

We will see what happens and look to end lease with LLs permission as soon as possible. If not, I guess we wait it out and move when contract is up.

NeedAdvicePlease_2

Landlord does have gas safety certificate (well we still have this) and is covered by british gas for gas/electrical faults etc.

Not a 'proper' landlord, she does this to supplement her income.

Re windows open - didnt answer but windows are open most days. Id be lying if i said every day but kitchen and all bedrooms and bathroom open at least 6 hours every other day. Heating is one twice a day, first thingfor 30 mins then an hour before we get home to heat the house. We have cavity wall insulation too.

I will not withold rent unless specifically advised by EH or council. I didnt want to do but was panicing and thinking maybe I was 'accepting' the condition by still paying.

There is space under the house as we had ants with wings coming through under the back step and coming out under the bath. The handman came and filled this in with god knows what but it stopped the problem.

Again, thanks everyone for all your advice. I feel a littlw better knowing what I should do now.

Fire_Fox

NeedAdvicePlease wrote: »

Firstly thank you all for taking the taking the time to reply, it is very much appreciated.

I have called council and EH this morning and am waiting on a call back. The house next door was auctioned off to a new owner and he now resides there. I have previously spoken to him and he advised that the house was wrecked when he bought and had to have the whole house rewired etc. It went for less than 90k which is 70-80k lower than the same build houses have went recently.

I have most texts to LL and will write her a letter today. My contract is fixed, I need to check when until though tonight.

I have no contents insurance of my own (i didnt know that this was possible) but i will look into this tonight for future cover.

LL i doubt had protected my deposit, the house was offered on a part furnished basis and was quite shabby contents bit we have replaced mattresses etc and her other furniture is in the loft.

We will see what happens and look to end lease with LLs permission as soon as possible. If not, I guess we wait it out and move when contract is up.

Landlord does have gas safety certificate (well we still have this) and is covered by british gas for gas/electrical faults etc.

Not a 'proper' landlord, she does this to supplement her income.

Can you be more specific please. Are you saying you save signed new fixed term contracts since you took occupation five years ago? Your deposit should have been lodged in one of the three schemes and you should have been supplied with the certificate for this, she is breaking the law not doing this and it should really be refunded in full if she has not. Write letter number two asking which scheme your deposit is lodged with.

What do you mean you 'still' have a gas safety certificate? You should have a specific one that is intended for landlord's and this should be renewed EVERY year. If not tell Environmental Health. Your landlord doesn't seem to understand that once she has tenants she is a 'proper' landlord with proper legal responsibilities and a slew of legislation to comply with.

NeedAdvicePlease wrote: »

Re windows open - didnt answer but windows are open most days. Id be lying if i said every day but kitchen and all bedrooms and bathroom open at least 6 hours every other day. Heating is one twice a day, first thingfor 30 mins then an hour before we get home to heat the house. We have cavity wall insulation too.

I will not withold rent unless specifically advised by EH or council. I didnt want to do but was panicing and thinking maybe I was 'accepting' the condition by still paying.

There is space under the house as we had ants with wings coming through under the back step and coming out under the bath. The handman came and filled this in with god knows what but it stopped the problem.

Again, thanks everyone for all your advice. I feel a littlw better knowing what I should do now.

Heating and insulation will help the air hold a little more water but it will not get rid of damp. You need to ventilate more and/ or use a dehumidifier, air flow is the ONLY way the water can escape and the house can dry out. Older houses were designed with drafty windows, gaps under the floor and so on, the more these are filled the damper properties are becoming.

The leak is clearly not your fault but failing to ventilate effectively can be classed as not behaving in a tenant like manner and can leave you open to claims of damaging the property. Not just kitchen and bathroom, you breathe out where you sleep, this water must be allowed to escape. It's clear from your descriptions the air upstairs is saturated which is why it is settling on your clothing and other surfaces. Sounds like it has not dried out after the leak and daily life is constantly topping up what does escape.

"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

NeedAdvicePlease_2

We do get gas safety inspections every year, the certificates are passed to us and she tells us to keep this safe. On second thoughts, maybe a copy is posted directly to her and I was quick to say she didnt bother with looking at copies.

We signed a new lease earlier this year, no details of deposit scheme sent to us so i will write her a seperate letter. There was no 'inventory' taken of thr hiuse initially, will this cause us issues?

We do ventalate the home, but not all windows are open every day. At least every second day for a good few hours. I will invest in a dehumidifier too and use daily.