Housing Assoc Repairs?

johnsons_baby

Hello

I rent from a housing association and I'm very grateful for that, I have a nice home and reasonable rent.

In October I noticed we had a leak coming through the kitchen ceiling, the bathroom is above so assumed that is water from the bath/shower coming through.

Reported the repair and the guys came out a few days later. They found the bath was ill fitting so water was going down through the voids onto the kitchen ceiling. Due to also having a problem with the toilet flush which was also reported and the bathroom being, at their estimate 20 years old, they said they would write my bathroom off, recommend a new one, as mine is due for renewal apparently (aside from some repairs and being grey, it is actually fine & certainly I would be happy with it being repaired).

So, they reported back to the housing association, who sent me a stock letter saying 'you repair could not be completed at this time' & they recommend to ensure there is no further damage not to use the items, it doesn't specifically say don't use the bath or shower, it seems to be just a generic letter and tells me they will be in touch.

Last week, a 'surveyor' from the maintenance firm came over, took some photos and measurements & looked at the leak on the kitchen ceiling. He said not to use the bath or shower anymore, so I enquired as to whether I was then getting a replacement soon, he reckons after April but he would report back.

Haven't heard anything else but rang the association asking if I can use the bath & shower, after what the surveyor said. They were vague and cagey and said maybe I should follow what the surveyor recommended but the back tracked and said maybe it would be alright if I didn't use too much water.

Our HA charges for 'deliberate' damage ie ignoring warnings not to use things! I am now concerned that I will be charged for further damage if I use the bath/shower but with 2 kids, can't really do without it! I have chased up to see what's going on but I can't get any definite answer, I'd just like it repaired if possible, not fussed about a new bathroom! But equally don't want to breach my tenancy or be charged for damage, any ideas?

Tenants handbook says they will complete repairs within 28 days, which is up shortly.

N79

johnsons_baby wrote: »

Hello

I rent from a housing association and I'm very grateful for that, I have a nice home and reasonable rent.

In October I noticed we had a leak coming through the kitchen ceiling, the bathroom is above so assumed that is water from the bath/shower coming through.

Reported the repair and the guys came out a few days later. They found the bath was ill fitting so water was going down through the voids onto the kitchen ceiling. Due to also having a problem with the toilet flush which was also reported and the bathroom being, at their estimate 20 years old, they said they would write my bathroom off, recommend a new one, as mine is due for renewal apparently (aside from some repairs and being grey, it is actually fine & certainly I would be happy with it being repaired).

So, they reported back to the housing association, who sent me a stock letter saying 'you repair could not be completed at this time' & they recommend to ensure there is no further damage not to use the items, it doesn't specifically say don't use the bath or shower, it seems to be just a generic letter and tells me they will be in touch.

Last week, a 'surveyor' from the maintenance firm came over, took some photos and measurements & looked at the leak on the kitchen ceiling. He said not to use the bath or shower anymore, so I enquired as to whether I was then getting a replacement soon, he reckons after April but he would report back.

Haven't heard anything else but rang the association asking if I can use the bath & shower, after what the surveyor said. They were vague and cagey and said maybe I should follow what the surveyor recommended but the back tracked and said maybe it would be alright if I didn't use too much water.

Our HA charges for 'deliberate' damage ie ignoring warnings not to use things! I am now concerned that I will be charged for further damage if I use the bath/shower but with 2 kids, can't really do without it! I have chased up to see what's going on but I can't get any definite answer, I'd just like it repaired if possible, not fussed about a new bathroom! But equally don't want to breach my tenancy or be charged for damage, any ideas?

Tenants handbook says they will complete repairs within 28 days, which is up shortly.

Only one question really. Is this the only bath in the property?

If yes then they must repair within a reasonable timescale (which is definately less than 28 days.) Their obligation to do this comes from S11 of the LL and T Act 1985. Leaving you without any bathing facilities for three weeks without attempting a repair is unacceptable. Leaving you without bathing facilities until April is outrageous.

If there is another bath then timescales are more elastic really and their 28 days would probably be reasonable - maybe even longer if they will replace the whole bathroom.

johnsons_baby

We just have the one bathroom & toilet, even a temporary repair would be fine.

N79

The their actions are not acceptable and are unlawful.

Write to your LL stating when you reported the leak, the actions they have taken to date and quote their letter and the telephone call where they say you should not use the bath (and toilet?).

Then point out that they have an obligation to keep the bath and toilet in working order under S11 of the Landlord and Tenant Act 1985 and that they should affect a repair within a reasonable time. Explain that you have two young children and that a reasonable time would be a couple of days.

Finally, explain that it is now X weeks you have been unable, on their advice, to use the bath and demand that they either acknowledge that you can use the bath and are not liable for further damage caused or that they complete a temporary repair within 3 days.

Hopefully they will come and do a temp fix (which will be mounting the bath correctly and filling in the edges with silicone sealant - not a major job) which will see you through until April.

Feel free to post a first draft of your letter if you would like any comments on it.

Fire_Fox

Agree with N79 you should be reporting to your landlord in writing, if you telephone because something is urgent always follow up in writing and keep copies of all communication, including the name of everyone you speak to on the telephone or in person.

TBH I'd be tempted to go straight to Environmental Health at the local council, they can enforce your landlord's repairing obligations - be sure they understand you have been told not to use the bath/ shower and have no other bathing facilities. 28 days is too long for urgent repairs to basic facilities such as heating, hot water or bathrooms they should be giving you a temporary repair or alternative facilities much more quickly.

johnsons_baby

Thank you all!
I popped to our local library (for another matter!) and the local councillor was holding his surgery, so took the bull by the horns and asked him about what I should do.
He got straight on to the HA and I'm having my bath reset and sealed on Thursday with a new bathroom to follow, no date.
Initially he wasn't sure how to help but showed him the replies on my phone and he got on the case.
Not bad when all I wanted to do was print off a form!
Thanks to you all for arming me with the knowledge!