Safety hazard in rented property with small children.

moosticks

Just looking for some advice as to what to do/where to go next.

We moved into our current house last July. The shed, decking and conservatory in the garden were all starting to rot and fall into a state of disrepair. I sent an email after about a week of living here to notify the agent and landlord of this.

As the weather got colder (and wetter!), the shed started to fall apart. The bits of wood holding the glass window panes have all but rotted away, leaving them precariously wedged in place by other, warped and degrading bits of timber. I have continually sent emails and made phone calls since September asking for something to be done/it to be removed, to no avail.

I have two small children and find it difficult to get out, so access to my garden is pretty crucial for our family, and one of the only reasons we moved into this house in the first place. I am worried for their safety! We recently offered to do the labour to remove both the shed and the decking (which poses its own risks which the landlord and agent have also been notified about) for free, if the landlord would provide the skip. He said he'd do the work, but the only attempt he's made in 6 weeks (since saying he would) was one text message at 9:50pm one evening saying he'd be around the following morning at 9am, which I couldn't do as I had an important meeting at the property that morning. He refused to come that afternoon (all the while insinuating to the letting agents that I was being difficult..). After three attempts to get him to set another, mutually convenient time to complete the work, he's now saying he can't come until the end of July, and STILL won't give me a firm date.

I've had enough of being given the run around. We've always paid rent on time and in full, we've never been a hassle to them or the neighbors. We've decorated and cleaned this house to a much higher standard than it was when we moved in, yet whenever we ask for something to be fixed, we're met with resistance. The roof leaked all over our bed in the middle of the night on one particularly stormy October evening last year, and we've still not had a roofer round to even look at it. Just a bucket in the rafters.

I don't really know my rights/the laws around hazards such as the shed in rented accommodation? I'm also wondering if, given the fact the landlord refuses to carry out the work in a timely manner, will I be able to break our contract/be released from the full notice period without penalty should I find somewhere else immediately to move in to?

I don't really want to move, that's why I've not looked into this until this point. It's becoming clear that next winter will be miserable if we don't, though. What would you do? Any advice appreciated.

Thanks in advance.

olly300

Is the use of the garden listed specifically in your rental contract?

Also remember "reasonable" for things that aren't vital - use of a garden is not vital but having hot water is - means the landlord can take their time to deal with it.

arbrighton

Have you written (on paper, with a pen, and a stamp) to the address given for the serving of notices with your concerns?

moosticks

olly300 wrote: »

Is the use of the garden listed specifically in your rental contract?

Also remember "reasonable" for things that aren't vital - use of a garden is not vital but having hot water is - means the landlord can take their time to deal with it.

I think it is, although I'll have to double check that. The garage (which I'm pretty sure is also listed on the tenancy) is accessible through the shed, although only through a doorway (no door), so that complicates things. The up-and-over garage door is broken and falling apart, so we really only have access to the garage through the back "door"/shed. Good thing we don't need it for the car! But is it really "reasonable" to spend nearly a year not dealing with a problem like this? There isn't a problem with the garden itself, just the fact the shed could collapse at any given moment, which could seriously injure someone! Not just the kids, you know?

arbrighton wrote: »

Have you written (on paper, with a pen, and a stamp) to the address given for the serving of notices with your concerns?

Honestly, no. I never thought it would come to this, and honestly I think I'll just look for somewhere new when the tenancy is up. It's all too much hassle, and I'm busy enough trying to raise my kids and make ends meet! I guess I'm just trying to get a better understanding of what my options *could* be in this situation. In case I've over looked something.

Sigh. Let the property search begin.

joujou

Write a letter.

State the problem clearly and in a non-angry way.

Give them a reasonable period to respond (say 1 week), and say they should respond with a clear timetable of when stuff will be fixed in writing.

Say that you are seeking your options with the council environmental health office (read the law). Say that you will also seek the advice of a solicitor.

Such a letter often does wonders. It should not take you more than half an hour to write and print.

http://www.adviceguide.org.uk/england/housing_e/housing_renting_a_home_e/renting_from_a_private_landlord.htm#Repairs


http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/disrepair_in_rented_accommodation/repairs_in_private_lets/contacting_environmental_health

G_M

olly300 wrote: »

Is the use of the garden listed specifically in your rental contract?

This would only be relevant if the contract specifically excluded the garden.

All issues, whether repairs or whatever, should be reported properly.

ie at the address you are given for that purpose by law: The address "for the serving of notices".

Also see Shelter advice here on repairing issues.

moosticks

Excellent. Thanks.