With-holding Rent...Advice Needed

dfw_lou

Hello all,

I hope I am posting this in the right section?

Basically I am having problems with my house, which has been ongoing since September. It started with a problem with the washing machine the landlord purchased, it worked fine then one day it tripped all my plug sockets. I've had no end of dispute with the landlord and letting agent about getting this fixed, however they tell me I must sort this as they believe (they haven't been out to check) it's a fault with the washing machine. I am currently waiting for purchase proof before the company in question (Hoover) will do anything to fix the washing machine...the letting agent haven't, as yet, been very forthcoming with this documentation.

Then this morning things went from bad to worse...As I was drying my hair my hairdryer blew up, along with all of the power to my sockets. I went to the mains and safety meant everything had been switched off, however when I've gone back to switch everything on nothing comes on other than the lights.

Now my rent is due on 4th December, is it within my rights to withdraw paying until the issue with my electrics is fixed?

Any thoughts would be most appreciated.

Lou x

Cissi

As unfortunate as it seems in your situation, maintenance issues and rent are completely separate, so you must continue to pay your rent or you could lose your home. For maintenance issues there are official procedures to follow - best contact Shelter for advice.

G_M

No.

But you DO need to
a) get very firm with the LL and agent and
b) report everything formally as well - in WRITING. To the address on the tenancy agreement

Meanwhile if nothing is being done I should very politely refuse to leave the agents office till an electrician has been sent round!

If the LL bought the washing machine, the contract for it is between him and the retailer (not you), and the guarantee will be in his name (not yours).

dfw_lou

Thanks for your replies.

I think I have managed to sort this out, in fact I know I have.

I have spoken to British Gas who service my property and they are coming tomorrow morning to fix both the heating and the electricity problems. The landlord is aware that I had to throw away all my frozen and fresh food, so I don't think it's unreasonable of me to ask for a voucher to buy more? But maybe that is pushing it a bit? Lol xx

moromir

dfw_lou wrote:

I have spoken to British Gas who service my property and they are coming tomorrow morning to fix both the heating and the electricity problems. The landlord is aware that I had to throw away all my frozen and fresh food, so I don't think it's unreasonable of me to ask for a voucher to buy more? But maybe that is pushing it a bit? Lol xx

I assume you have obtained authorisation from the Landlord in writing before instructing British Gas or that the work is included under a servicing plan that the Landlord has in place?

If not I would be concerned about being left with the bill if I were you.

It is your responsibility to ensure that you have contents insurance which covers consequential losses such as lost freezer food.

Don't hold out too much hope of the Landlord reimbursing you.

dfw_lou

Thanks for your reply.

The landlord pays for British Gas Home Care for gas and electricity so thankfully I don't have to worry about an unexpected bill.

I didn't know contents insurance would cover me for food loss?! I'm considering getting contents insurance, would you recommend it?

I can always ask the landlord, the worst thing they can say is no lol xx

room512

The thing with contents insurance is that you usually have to pay an excess and so by the time you've paid that it's not worth claiming for the food (as we found out this summer as our electricity cut out whilst on holiday and we lost an entire fridge and freezer full of food!) and also your insurance will then probably rise after you have made a claim.

Guest101

Ultimately if there is loss due to negligence on the land lords behalf, by not maintains the electrical supply, they are responsible. The difficulty would be proving negligence. If they have carried out electrical testing at reasonable time in the past ( guidelines 5 years ) they would have a reasonable defence.

As for the rent, I would speak to your local housing standards department, there may be a case if they deem it uninhabitable (unlikely though if it's a short term situation ) or possibly you could pay for the repair and deduct from the rent.

Dukesy

dfw_lou wrote: »

Now my rent is due on 4th December, is it within my rights to withdraw paying until the issue with my electrics is fixed?

Any thoughts would be most appreciated.

Lou x

Is there really an issue with the electrics? Your other thread paints a slightly different picture.

dfw_lou wrote:

Poor budgeting and using pay day loan companies has meant I can't afford to pay my rent. I can't borrow any money from anyone and I'm trying to sell things within 3 days to make sure I can pay my rent etc.

dfw_lou

Dukesy wrote: »

Is there really an issue with the electrics? Your other thread paints a slightly different picture.

There genuinely was an issue with the electrics, and my heating.

I have had 2 British Gas Home Care Engineers at my house this morning fixing the problems. With my electricity a fuse had blown in the fuse box as my hairdryer blew up, and with my heating a part had broken.

Just wondering why you have taken the trouble to 'check up' on me?! Yes I am having financial problems, but I'm not about to join a forum asking for help and start making up a load of rubbish.

May I suggest if you have nothing useful to add to my posts, and other peoples, maybe you should pass the post by instead of providing a reply which is likely to p*ss someone off!

Dukesy

It's not a case of checking up on you - I read your other thread, and then came on this board and read this one, and then realised the username was the same.

Just seemed a little coincidental to me, and perhaps not to anyone else, that you would post one thread saying you couldn't afford the rent, and then to post another asking whether you could withold the rent for different reasons.