please help!! rented house flooded!

a7x4369

hello!

i live in a rented house with my 3yo i pay £550 a month and with the thunder storm we had this morning the garage is flooded and like a swimming pool! this has happened before and i just cleaned it out and prayed it wouldnt rain again..there is a drain around the front of the house aswell as the front of the garage..but when its heavy rain it seems to fill up and pour into the garage..

so what i need to know is should i just clean it up again or should i get in touch with my landlord? im reluctant to do so as they are a family members friend and i feel guilty when things happen that i need them to fix..the month after i moved in the fridge broke..they replaced..a few months ago..the sink was leaking..they got someone in to fix it..a week after i had told them and they had come to look at it so couldnt wash up by hand had to use dishwasher as it was leaking so bad..and now this..

i know this is only the second time it has happend but i havnt been here a year yet and its driving me mad thinking about it when we havnt even had winter yet..

should i just clean it and forget about it each time it happens..or should i ring them?

if i ring them what do i say? i just feel cheeky i suppose but really fed up know its making me want to leave but cant afford anything as big as this..elsewhere..

Werdnal

Report it to the landlord the same as you would if the LL was a complete stranger. They need to know the problem and possible damage being caused to their property.

Have any of your personal items been damaged by the water? Is it just the garage or is there any chance it may come indoors if the rain went on for any longer?

Do you know why it floods? - sounds like blocked drains. It is has happened twice in such a short time, they may even be aware that it happens, but that doesn't mean they shouldn't be doing something to prevent it!

a7x4369

Werdnal wrote: »

Report it to the landlord the same as you would if the LL was a complete stranger. They need to know the problem and possible damage being caused to their property.

Have any of your personal items been damaged by the water? Is it just the garage or is there any chance it may come indoors if the rain went on for any longer?

Do you know why it floods? - sounds like blocked drains. It is has happened twice in such a short time, they may even be aware that it happens, but that doesn't mean they shouldn't be doing something to prevent it!

the drain doesnt look like it drains anywhere tbh..last time it happend i pulled them up to clean the leaves out..that was what i thought could have caused it to fill up and flood into the garage..but after cleaning it out there was no obvious draining hole...

as for personal items most are in plastic tubs but recently put some cardboard boxes of stuff in there and they are all soaked an ruined now so if i were to pick them up..contents would fall out..also my daughters pram and high chair are in there and are now soaked!

i just feel everything is going wrong here..my first time living on my own..moved from parents house and i just feel like ive been done..£550 for a 3 bed with garage..too good to be true..

i cant afford to move elsewhere and im more annoyed because i have put money into the house myself decorating wise as it was disgusting when i moved in but was desperate for my own place..

and i feel like if i go to them with this problem its just going to cause trouble and i would be better off cleaning it and dealing with it on my own..

DRP

a7x4369 wrote: »

the drain doesnt look like it drains anywhere tbh..last time it happend i pulled them up to clean the leaves out..that was what i thought could have caused it to fill up and flood into the garage..but after cleaning it out there was no obvious draining hole...

as for personal items most are in plastic tubs but recently put some cardboard boxes of stuff in there and they are all soaked an ruined now so if i were to pick them up..contents would fall out..also my daughters pram and high chair are in there and are now soaked!

i just feel everything is going wrong here..my first time living on my own..moved from parents house and i just feel like ive been done..£550 for a 3 bed with garage..too good to be true..

i cant afford to move elsewhere and im more annoyed because i have put money into the house myself decorating wise as it was disgusting when i moved in but was desperate for my own place..

and i feel like if i go to them with this problem its just going to cause trouble and i would be better off cleaning it and dealing with it on my own..

You need to tell the landlord immediately - ring him and follow up with a letter in the mail (obtain free proof of postage), so that you have a paper trail.

certainly don't spend any more money decorating the place!

It does sound like a blockage or incorrectly installed drain to me.

a7x4369

DRP wrote: »

You need to tell the landlord immediately - ring him and follow up with a letter in the mail (obtain free proof of postage), so that you have a paper trail.

certainly don't spend any more money decorating the place!

It does sound like a blockage or incorrectly installed drain to me.

so do they legally have to fix this?

Werdnal

Sounds like the drains are more like "soakaways" rather than actually connected to any pipes to carry the water away. Soakways just channel the water below ground level to literally soak away, but cannot cope in torrential downpours.

You must report this, and should advise the LL of the damage to your personal items aswell. Phone them, and as advised above, follow up a confirmation of the problem in writing. Don't feel you are annoying them by reporting problems and don't apologise for being a nuisance - the fact the drains can't cope is not your fault!

How old is the property? If its a newbuild (less than 10 years old) and drains were installed by the developers, the work may be covered by the builders.

There is an extract from the Landlord and Tenant Act here:

http://www.tenancyagreementservice.co.uk/repairing-obligations.htm

which you can quote to the LL as it is their responsibility to maintain the external drains.

DRP

a7x4369 wrote: »

so do they legally have to fix this?

well , first things first make sure you report it quickly by phone, and properly in writing.

No self-respecting LL will want his property being damaged every time it rains.

If you are experiencing floods due to a defect in construction, I would be reporting it to environmental health if the LL doesn't sort it out...

Im not claiming to be an expert - but there are many more experienced than me on the forum who will be more knowledgeable.

a7x4369

thank you for your replies! i will phone landlord later on as i know she works..i will report back when i have spoken..thanks!

dimbo61

Please back up your phone call with a Letter and keep a copy and proof of posting when you send the letter from the post office.
Be friendly and point out that this is the second time the property has flooded.
Express your concerns that the flood water could damage the building, foundations, walls, plaster, floors ,skirting etc
It may only require a couple of hours digging out to install a proper drainage pipe or deeper/bigger soak away. Problem sorted.
Get yourself a steel shelving unit for £25/30 and keep all valuables above ground level.
Bolt the unit to the garage wall for safety