Rented House Problem 31 December 2012 at 10:17AM in House buying, renting & selling 18 replies 920 views

cjw00d

Good Morning,

I was hoping for some advice from the forum of a problem I have in my rented house.

I signed a contract on the 21st of December and moved my belongings in on the 27th. I found that there was no hot water pressure any where in the house - including the kitchen which should have the highest pressure being the lowest area in the house. This means to wash I have had to fill a bath tub in the bathroom which takes about an hour. Upon draining the bath tub I have discovered that it leaks into the room below. The letting agents sent out a plumber after discovery of the low pressure and nothing has been done so far. A plumber is coming out today to check out the leak. I have also found that there are no smoke alarms in the property. Basically we are unable to use the bathroom and there is less than a trickle of hot water in the kitchen. The agents are refusing to do anything until the landlord returns on the 5th of January which means that my property is pretty much out of action until that date.

What can I do in this situation?

Thanks for your help!

MissMotivation

What can you do? You can put your concerns in writing to the Letting Agent and keep calling them to remind them that you are expecting the issues to be resolved.

To be fair they have responded quickly to the water pressure and leak, what did the Plumber say about the pressure? Can it be resolved? It may be that you will just have to be patient until the Landlord returns as if it is an expensive job the LL will need to give his permission before any work can be carried out.

cjw00d

The plumber assumes it needs a new mixer tap. However, now that the pressure has stopped downstairs also I can only assume that it is something else. So with the bathroom out of action, am I able to claim rent abatement?

MissMotivation

You still have hot water and, it may be not running as fast as you would like but the property is still habitable.

Whatever you do you must pay your rent on time, the only result of not paying would be rent arrears within the first month of a Tenancy....not a good idea!

cjw00d

But the bathroom leaks into the lounge whenever I use the bath?

MissMotivation

They are sending out a Plumber today.....what more do you think they can do?

skintandscared_2

You have to notify the letting agent/landlord and get them to sort it out. But you can't just not pay rent.

We bought a pack of two smoke alarms for about £8 by the way.

cjw00d

I just want to understand the time scale in which it needs to be fixed. Obviously I am having to go elsewhere to wash before work each morning. I can't see it being repaired tonight and definately not tomorrow. They were made aware of the original problem on friday. It seems slightly unreasonable for the bathroom to be out of action for another 5 more days as well as the hot water tap in the kitchen not working. But I understand that they can't do much more.

cjw00d

Oh I wouldn't not pay rent. I just want to understand how the problem can be resolved quickly because the estate agents seem to just want to leave it.

cjw00d

Not sure my contract allows me to install smoke detectors myself. Although I am happy to pay for them.

BitterAndTwisted

Legally your landlord is obliged to have essential repairs carried out "within a reasonable time". My interpretation of what this is and a court's might be different. You do have access to hot water even if that means boiling a kettle.

Stop phoning the agent and WRITE to the landlord at the address on your tenancy agreement under the bit where it says "for the serving of notices". Copy in the agent as well. This is the first formal step in ensuring the repairs are carried out. No phone calls, no emails, no text-messages unless you follow them up in writing with a proper old-fashioned letter.

Under normal circs the agent will have to obtain the landlord's authorisation to spend any of their money on repairs, so their hands could be tied at the moment.

You can get battery-operated smoke alarms and install them yourself. As far as I am aware there is no legal requirement for a landlord to have them fitted in a family home. You MUST obtain the landlord's formal permission if you intend to fix them permanently to the property.