Landlord won't address year old snagging list before renewal and rent increase

Stakkertoo

We complained that on the 4th day of the new boiler being put in, one of the tecnicians had pointed out that the vent for the boiler didnt' have the correct access/inspection flap in the ceiling every few feet of the vent pipe, and to get the new gas safety cert it would need one. That was all dealt with. not sure how it passed the prior check, or whether this rule only applied to new boilers?

angrypirate

Simples - have a clause in your new contract that once the list has been completed to a satisfactory standard, the rent will increase (and include the full list of work to be completed in the contract)

Either that or let the contract go onto rolling, but bear in mind the LL can evict you with 2 months notice (assuming your deposit is protected?) Id also get the council involved - bear electricity wires in the bathroom sound dangerous to me.

moromir

The regulation concerning the need for x inspection hatches per y of concealed flues is a new one, and I think it came into force earlier this year.

xylophone

http://www.landlordzone.co.uk/content/electrical-safety

Yorkie1

sare wrote: »

I know the boiler was fixed but has the landlord got the correct (and legally required) safety checks done? The wiring situation makes me think probably not.

There are no legally required specific safety checks for electrical equipment, contrary to the situation with gas equipment.

(Yes, I know the electrics have to be safe, and I agree that they are not, but the law does not stipulate particular checks at any particular intervals).

heloid

Hiya, I'm Stakkertoo flatmate and I've been communicating with this nightmare landlord and land agent (employee of LA is Son of LL..).

Latest details:
16/08 LA replied saying they would carry out the repairs if we agreed to the 5% increase which we did.
19/08 Builder came on site produced a quote to LL
20/08 LA emailed advised they'd do all work bar cleaning the conservatory. They said the landlord wasn't prepared to cover the costs (£40 job which I wasn't going to argue about). The LA advised the LL had gone abroad for 3 weeks straight after this (same thing happened when we tried to negotiate rent when we moved in). Guess it's a stalling/negotiation avoidance tactic??
27/08 I responded back today saying OK, but we won't accept the rent increase/sign a new agreement until the work is done or it's commited to writing by the 3rd October by the landlord in writing in the tenancy agreement.

Then I got the following email:
I need to confirm acceptance on the increase. We wouldn’t be arranging quotations for you if there wasn’t any intentions of getting works done.

I have already confirmed with you which works are the landlords liability, now we just need confirmation from your side please.

To which I responded:
Hi xxxx,
We accept the rent increase on the condition we have confirmation in writing from the landlord that the work will be done by the 3rd October.
Regards,

I'm extremely worried that we'll sign a rent increase and the LL/LA will just forget we have a broken oven, broken front door lock and other repairs outstanding. I don't think we're being unreasonable given that these things are required under Section 11 or in the tenancy agreement (LL is liable for maintaining appliances in good working order).

I'm guessing I'm looking for validation that I'm making the correct stand for a lease we're paying over £4k a month for?

chewmylegoff

I would just find somewhere else to live. She sounds like a knob and eveb if she does this work it seems clear that if anything else goes wrong (eg boiler goes again) she isn't going to fix it as she has proved in the past. The best way to deal with rubbish landlords is to move out even if it is a pain.

southoftheriver

I hate moving with a passion and have done so yearly for the past decade so I can understand your reticence. But this landlord is playing silly beggars and in situations like this if you want to maintain your ground you have to vote with your feet.

TopQuark

Another vote for upping sticks and leaving. You're on a hiding to nothing with this muppet LL by the sounds of it.

If LL wants to prat around them let them do it with other tenants; hopefully ones who are equally inclined to let their responsibilities slide.....

angrypirate

If the LL is happy about doing the works, then they should be happy having an addendum to the contract which literally says "on completion on the works

the rent will increase to XXX a month. As the LA is no doubt charging you for a new contract, then simply ask for this to be put in and you will happily sign it.