getting out of a 12 month rental contract

Namboy

Hi

i need help in finding out where i stand, i what to leave my house and moveas the light bulbs keep blowing spraying glass everywhere and i have just had ababy, this happened again (the fourth time this has happened) last night and it was only luck that my baby boy wasnt covered in glass.

i have told the agency each time this has happened and have still had no one round to try and fix the problem, i see this as a breach of contract on their side, i have never been late with the rent and have been a good tenant, but i have signed a 12 month contact with them and this isnt up until nov and i am concerned that i will have to paid the rest of the rent up till nov if i move.

Werdnal

Sorry, but this in itself is not enough for you to walk away from a 12 month binding tenancy.

Have you put your reports to the agent in writing? If not, why not? Write a brief and polite letter asking them to address the problem with the electrics which you feel are unsafe and risking injury to you and your family, and request they attend or ask the LL to attend and arrange an electrical test or repair within the next 7 working days. Tell them that if they do not respond, you wil be taking further advice on this as it is a H&S issue and the LL has a duty to provide safe electrical installation in the property.

After this, if no response or action, contact the council and ask for Environmental Health Advice on this - the first thing EHO will ask you is "have you reported this in writing and given LL adequate time to respond?" - hence the letter! They may just advise you over the phone, of next step to take or may attend to inspect and test.

Where did you get these "exploding" light bulbs, as I have never known this to happen?

tbs624

OP - Werdnal's guidance above is good: it is important that all Ts keep a written records of repairs and maint issues

Just a couple of additional questions:

Is it the same light fitting that has caused this issue on all occasions?

When the bulb goes does the trip switch for the lighting circuit operate?

hazyjo

I had a lightbulb explode before - it actually left the bayonet bit in the light fitting! I saw it happen and I have to say it scared the living daylights out of me! Landed on the bed and looked like it could well have started a fire. There were sparks and everything and an almighty bang.

It happened at work once over our Receptionist too. Glass in her hair, and all over the place.

One resolution - fit energy saving bulbs (they last years and it does seem to stop the problem). Second, double check the wattage - it may be that you're fitting bulbs which are too powerful for the fitting (guessing at that one!).

Jx

Namboy

I have put it in a letter to the agency, and i have also put it in a email three times so there is a trail to when i was telling them.

hazyjo

I had a light bulb explode before - it actually left the bayonet bit in thelight fitting! I saw it happen and I have to say it scared the living daylights out of me! Landed on the bed and looked like itcould well have started a fire. There were sparks and everything and analmighty bang.

this is exactly what has happened with my light bulbs this has happened on all three floors and has showered the room with glass and sparks tripping the fuse and leaving the bayonet bit in the light fitting, as you know i wouldn’t like this to happenwhen my son was on the bed or floor or in the mosses basket.

i will look in to changing the bulbs for Energy saving light bulbs but to change them all would cost a lot of money as there must be about 6-10 light bulbs on each floor?

hazyjo

Namboy wrote: »

i will look in to changing the bulbs for Energy saving light bulbs but to change them all would cost a lot of money as there must be about 6-10 light bulbs on each floor?

If you work out what you're having to spend on lightbulbs, it's probably false economy not buying the energy ones. Buy one a month if necessary. Saying that, I've not had to buy any as the council I was under at the time randomly delivered a couple of boxes of them to each home. Will definitely find the dosh when I move later this month as I used to always be changing lightbulbs (in nearly every house I've lived in). The energy ones go on for years.

Jx

G_M

First try changing type of bulb - were these bulbs originally provided with the property or did you buy them? They may be inappropriate bulbs.

Failing that, you need an electrician. The landlord should send one round.

Write again to the landlord, at the address on your tenancy agreement "for the serving of notices" ( this may be c/o the agency, if so write there).

Use the template letter (step 2) on Shelter's website here, and refer to all previous letters, emails, phone calls. Give a deadline.

If the LL/agent do nothing, there is a proces for getting repairs done yourself and deducting cost from rent (ie pay electrician yourself to inspect) but you must follow the exact Shelter process:

http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/disrepair_in_rented_accommodation/repairs_in_private_lets/tenants_doing_repairs#3

DaftyDuck

My guess is that there was a faulty batch of bulbs bought, and all were replaced at once. I have had this happen once to me, and it was nasty. However, if this is the only problem, I suspect you'd be better forcing them to sort it out - even if they are being slow to do so. You have no idea what horrors the next place may hold, and you'll have to go through all the costs of a new tenancy if you move.

Ten lightbulbs for six quid here

Energy savers X ten, bit more dosh

Maybe you shouldn't have to pay for them yourself, but it would be the easiest and most sensible course of action in the short term.

Namboy

Thank you for all of your help in this matter i changed the bulbs today, a small cost for my babies safety.

i have logged another complant with the Agnecy by letter and if it happens again i will follow your lead thanks again.