Downstairs landlord appears to have turned the water off...

robedha1

G_M wrote: »

First off, you must get this documented in writing. Yes, a letter, addressed to the landlord (see tenancy agreement) at the address "for the serving of notices." (see tenancy agreement)

State the problem, then list/recap the date/time of each report you have made, (whether email, text, phne etc) and the reply (with name) you received each time.

Then list the costs you have incurred to date (travel to brother, meals out as you can't cook, hotel...etc).

Finally insist that you hget a response immediately on xxxx phone, followed by a letter, outlining exactly what action the landlord plans, and when.

Say that if the problem will continue for more than another 24 hours you expect to be provided alternative accomodation, since a property without water supply is 'uninhabitable' (Landlord & Tenant Act 1985 Section 10).

At the end put "cc Environmental Health Dept, XXXX council") and send a copy there.

having posted the letters:

1) Ring the EH dept.
2) ring/fax a copy to the agent so they know it's on the way and they better get their fingers out!

As it is not my landlord who is causing the problem how will I know who to address the letter to? I know the details of my landlord but not those for the flat downstairs which is the one causing the problem.

robedha1

pimento wrote: »

I might have downloaded the land registry docs now and seen who the owner was and contacted them either by visiting (if they are in the book) or by registered letter. Or, I might have effected entry by any means necessary to access the stopc0ck.

What if it had been a gas leak?

If I was renting the property from the agency in question I was told that if it was out of hours I would have to call a plumber or as engineer myself.
I could access the land registry but it involves registering and paying money for the info.

Yorkie1

You address tthe letter to your LL. He is the one letting the property to you, and has legal obligations to you to keep the water etc in good repair etc.

How he chooses to achieve this is his concern. Your duty is to report it to him as outlined by G_M.

robedha1

Yorkie1 wrote: »

You address tthe letter to your LL. He is the one letting the property to you, and has legal obligations to you to keep the water etc in good repair etc.

How he chooses to achieve this is his concern. Your duty is to report it to him as outlined by G_M.

Even if it is not the fault of my landlord? It is the flat downstairs at fault and is owned by someone else and managed by a different agency to mine.

pimento

robedha1 wrote: »

I could access the land registry but it involves registering and paying money for the info.

Last time I did it, it was £6.00. It would be worth six measly quid to get my water back on and I'd add it to the bill when I found the owner/his agent.

steppevos

robedha1 wrote: »

If I was renting the property from the agency in question I was told that if it was out of hours I would have to call a plumber or as engineer myself.
I could access the land registry but it involves registering and paying money for the info.

Land Registry will cost you all of £3. Link: landregistry.gov.uk/
Don't you have a coffee or lunch brake in which you can phone?
Sadly enough the problem would go by itself and you are the only one that is effected, so you will have to do the hard work of chasing people (although it would be great if others did their bit). :-(

HB58

robedha1 wrote: »

Even if it is not the fault of my landlord? It is the flat downstairs at fault and is owned by someone else and managed by a different agency to mine.

Yes, even so. It is your landlord's responsibility to make sure that your flat is habitable.

ValHaller

robedha1 wrote: »

The problem is the flat downstairs is currently vacant and is managed by a different agency to mine. I leave for work before 8am and don't get home until after 6pm so I can't do anything but phone during the day. I know that once the stopcock is opened I will have water again but short of breaking the law there is nothing I can do except keep calling and complaining.

That indeed is the problem. But as others have said, it is your Landlord's responsibility to resolve.

mysterywoman10

I'm confused by this thread where is the stopcock for your flat????

Do you know?

Can't believe that the stopcock for your flat is in another one???

G_M

robedha1 wrote: »

Even if it is not the fault of my landlord? It is the flat downstairs at fault and is owned by someone else and managed by a different agency to mine.

Yes. Did you read the link to the Act?

YOUR landlord has a statutory duty to provide a property fit for human habitation (as defined by the Act) in return for the rent.

He also has a contractual duty, which includes providing alternative accomodation, and compensation for losses.

Seperately, as the owner/leaseholder of the flat, he has a legal right to the water supply, which he can enforce against the building's freeholder and/or other flat/leaseholders.

So it is therefore his duty to you to enforce his right on the guy downstairs. And to help you.

Now, I'm not saying you should not attempt also to resolve this directly with downstairs if you can (though you seem to be struggling), nor am I saying you must demand compensation etc from your (as you rightly say innocent) landlord.

But you should at least report this fully, and formally, as well as make sure your LL understands
a) this problem falls within his responsibility
b) it has at least the possibility of costing him £ if it is not resolved.

Write.

Right?