Broken Shower - Problem Landlord

garthus

Hi All,

I am having my first issue that I would love to have another opinion on. Essentially I am renting my current property which is managed through agents.

The shower in the property broke down last week, and last Wednesday my partner called the managing agents. We had a slight issue with their communicating with the contractor, who was to come around a look at the shower.

Effectively the contractor came around on Saturday (4 Days ago when writing this) and said in no uncertain terms that we need a new electric shower.

We have tried to move things forward with the managing agents but are hitting a brick wall.

The line essentially from them is that because we have a serviceable bath, we should not worry about the shower not working, we on the other hand are in the position that we cannot shower and must take a bath every morning which we think is unreasonable.

We cannot get a definite date from the agent when we are to have the shower fixed, and we cannot seem to have a sensible conversation as it all comes down to "You have a bath which works so there is no rush"

Now, if you have read this far (thanks if you have) what suggestions do people have here? Am I being stubborn or unreasonable? Is there something i can counter this argument? OR should I just suck it up and take baths.

Many thanks for any advice in advance,

Garthus

thesaint

They do not have to fix the shower as a matter of urgency as you have alternative washing facilities.

Best to keep reminding them in a friendly manner that you would like it fixed as soon as they can.

If it takes too long (grey area) then get three quotes and let them know that you will get the work done and deduct it from your next rent payment. This can have a negative impact on your tenancy, so try the softly-softly approach for as long as you can.

scrummy_mummy_2

Can't see why you have mentioned that the landlord is the problem....the problem is the slack agents from your OP!

Further to what the saint has written............
I would also give the letting agent a written, reasonable deadline within which to have it fixed....the shower is part of the fixtures and fittings and (although not an 'essential' service) it is an important element in why some people choose to rent certain properties, so they have a choice. Quick shower, long bath.
If it breaks/become unserviceable, it is part of the contract of what you are renting and it must be fixed/returned to serviceability promptly....although promptly can be open to interpretation!

I think a (more than) reasonable time within which to get it fixed would be a maximum period of 1 month from the date of your notification to the letting agent.
If they do not comply...do as the saint says, BUT I would advise that you do not withold the cost of the repair from the rent....this would mean breaking your tenancy agreement (unpaid/witheld rent)...your best (although a pain in the a***) course would be to get the work completed and sue the agent (who is responsible for carrying out the repairs on behalf of the landlord) in the small claims court for the cost of repair and court costs plus your inconvenience caused by the loss of this element of what you are renting.

Advise them (the letting agent) of this and they may reconsider their position.

lynzpower

glad you asked this actually we have a similar thing happening.

When we moved in here theres a shower hose & head and wall attachment, but the shower head doesnt attach to the wall. so you have to shower by holding the shower up

Now this bothers me. and also bothers OH. the LA said we could happily fit another shower ourselves ( we want one to run off the taps they are only 40 quid, and TBH Im happy to bloody just pay it) BUT my feeling is its best to get it in writing from the LA on the "just in case" Weve been putting up with this for months? Should we just go ahead and do the work?

thesaint

lynzpower wrote: »

glad you asked this actually we have a similar thing happening.

When we moved in here theres a shower hose & head and wall attachment, but the shower head doesnt attach to the wall. so you have to shower by holding the shower up

Now this bothers me. and also bothers OH. the LA said we could happily fit another shower ourselves ( we want one to run off the taps they are only 40 quid, and TBH Im happy to bloody just pay it) BUT my feeling is its best to get it in writing from the LA on the "just in case" Weve been putting up with this for months? Should we just go ahead and do the work?

Always get it in writing if you are going to do anything to a rented property.

real1314

lynzpower wrote: »

glad you asked this actually we have a similar thing happening.

When we moved in here theres a shower hose & head and wall attachment, but the shower head doesnt attach to the wall. so you have to shower by holding the shower up

Now this bothers me. and also bothers OH. the LA said we could happily fit another shower ourselves ( we want one to run off the taps they are only 40 quid, and TBH Im happy to bloody just pay it) BUT my feeling is its best to get it in writing from the LA on the "just in case" Weve been putting up with this for months? Should we just go ahead and do the work?

Going off the original topic here but, you could just get a new hose, riser rail and shower head set - the connection to the shower unit/mixer tap is normally standard. £12.99 at argos. 2 wall plugs for the riser rail, screw on the hose, bob's your uncle:

http://www.argos.co.uk/static/Product/partNumber/8324427/Trail/C%24cip%3D50116.Bathroom%2Band%2Bpersonal%2Bcare%3EC%24cip%3D50138.Showers%3EC%24cip%3D50142.Shower%2Baccessories.htm

lady_noluck

Garthus: As a first time landlady I wouldn't expect my tenant to have to put up with baths if there is a shower in the property. If it's rented out with one working in the beginning, it should work throughout the lease!! And i'd want to slap the LA for not getting it fixed or getting me to fix it! (Am I too soft??) Ahhh, move out, come rent from me.......... :rotfl: :rotfl: :rotfl:

lynzpower: As thesaint said, if you're gonna do something to the property, get permission in writing but getting the riser rails probably the best idea.

Wings

I would stick with writing to the LA giving them notice that unless they commission the remedial works to the electric shower within 7 days, you will arrange yourself to have the repairs carried out, and deduct the monies for the same from your next monthly rent.

Also I would avoid changing to a mixer tap shower, not only because they are tacky, but they can be quite hazardous, particularly when another person in the property uses the water from another location, that can lead to change in temperature to the mixer tap leading to scalding.

Melissa177

Agree with Ladynoluck - if there was a working shower in when you started renting, it should be fixed when it goes wrong.

Melissa177

And deduct the cost from next month's rent. Tell the landlord this is what you plan to do in advance.

lynzpower

prudryden wrote: »

If you want a shower, just get it fixed. Can't be that expensive.

its not the point of the expense tho is it Pru, isnt it that I cant just go round altering the LLs property without their written consent?

What if they dont give that consent?

eg im happy to pay what we have to pay, for 20-40 im really not bothered, but I dont want to get charged for damaging the property.