Getting fed up with letting agent - any advice?

daphne_descends

Hello all

OH and I have been renting this house since the end of feb and are getting increasing fed up of the letting agent - any advice or opinions on what to do or where we stand are very welcome.

There have been a few problems with the property from the day we moved in and nothing has been done yet. Our check-in inventory stated most of the issues and listed appropriate action yet this was never followed up.

Then in mid-may we had our quarterly visit, or inspection. The LA rep who did the visit noted down all our concerns and again said someone would be in touch.

Then on the bank holiday weekend (four weeks ago) part of our fence came down. The following week someone came to measure the panels. He told me there was a shortage of fence panels due to the weather and that putting up panels wasn't so seasonal anymore... but that ours should be alright as they're 4ft instead of 6.

So here we are on 25th June and still nothing has been done. Phone calls to the LA result in them saying they will get back to us, today OH was told someone will be round 'this week' - why exactly are we having to phone them to find this out? And I highly doubt it anyway.

The guttering above the bathroom is blocked - has been since we moved in. This unfortunately wasn't noted at check-in as a) they failed to provide us with a back door key for over a week and b) it wasn't raining so there was no way of knowing.

Rainwater spills down the side of the house and there's moss growing on the wall.

The shower leaks down into the kitchen - I've been told that this might be due to the blocked guttering - the wall is full of damp and has lifted the tiles on the bathroom wall, meaning shower water runs down the wall underneath the tiles, and drips out over the kitchen door.

Oh mentioned this to the LA AGAIN today and she said that clearing the guttering is our responsibility.

She told me this before - then changed her mind and said it was only our responsiblity if a ladder was provided - it isn't - our tenancy states that we are responsible for drains, guttering etc WHERE WE HAVE BEEN NEGLIGENT.

Other complaints include a wobbly banister (I am almost 6 months pregnant and terrified of needing to lean on the damn thing), exposed wiring in light fittings, and half the carpet on the stairs to the loft being ripped off by the check in person. We are not complaining for the sake of it, I think these are quite basic as far as doing a few repairs go.

Also we have never been provided with smoke alarms or carbon monoxide detectors (got my own but again, check in person listed this as a priority so why haven't they offered????)

When we moved in it was agreed that we could decorate. We did the main bedroom and I emailed a copy of the receipt for the materials we'd used - LA told me over the phone that the landlord had agreed to pay, this was all fine etc - four weeks later, still nothing.

I'm just fed up because they are messing us around. I don't want to cause trouble. But I've had enough.

What can we do? Our tenancy is for 12 months.

wecanhelpu

fac73 wrote: »

He told me there was a shortage of fence panels due to the weather

I sympathise with your plight but unfortunately don't have any advice to offer. But don't worry someone will be along soon.

I just wanted to say that what I have highlighted above is, believe it or not, true.

Around here they are impossible to get hold of and it is similar in many parts of the country. People have been having their existing panels stolen to order.

best wishes

mightymouse

Hi

The shower leaks down into the kitchen - I've been told that this might be due to the blocked guttering - the wall is full of damp and has lifted the tiles on the bathroom wall, meaning shower water runs down the wall underneath the tiles, and drips out over the kitchen door.

Have a word with your local environmental health officer for advice as he will take steps if necessary to correct the defects, as always the LL also has his rights.

olly300

You are not responsible for keeping the guttering clear it is the landlord responsibility.

see OFT unfair terms in tenancy agreements page 72
http://www.oft.gov.uk/shared_oft/reports/unfair_contract_terms/oft356.pdf

I suggest you write a letter to the landlord NOT the letting agent and explain to them how the LA is letting their house go into disrepair. State the major repairs that need doing that are destroying the structure of the property in the letter i.e. guttering clearing, shower leak and ask them to reply to your letter within 14 days with details of what action they are going to take. (The landlord is always responsible for the structure and the exterior of the building by law.)

If you don't have the details of the landlord you need to write a letter of request (use two methods of delivery i.e. hand deliver, fax, email and use recorded delivery) demanding the landlord's details in 21 days otherwise you will take the letting agent to court to force them to give you the details and they will be liable for costs. Under the Landlord and Tenant Act 1985 if the letting agent refuses to give you the details of the actual landlord (owner of the property) you can take this action.

If you are scared of writing letters to the letting agent go to a legal centre and get a legal advisor (not CAB as their helpers are volunteers) or see if you have any policies i.e. union membership, insurancethat allows you to access legal advice.

If you don't take action the LA will continue to promise you stuff until you move out. Unfortunately you are not allowed to just break your tenancy agreement.

BTW if you contact the envirnomental health you need to emphasis the problems you have with gas or electrical safety as unfortunately many rental properties are in various states of disrepair, and as they always have a heavy work load they will only look into the most serious cases. (Some councils don't actually have enough envirnomental health officers and they all specialise in different areas of law.)

Meatballs

First things first, for all the problems that you have had if you have written to them, keep the letters. Do as above.

If you haven't got it in writing yet, you need to asap. Write a list for all the problems send it to the LA/LL and keep a copy for yourself. (Also say how you have reported the problem - date/time, by phone, and that they haven't been rectified so it doesn't look like you are just reporting them!).

Read shelter's advice:

http://england.shelter.org.uk/advice/advice-4037.cfm

I would try and speak to an advisor at the CAB or shelter and the relevent person at the council.

mightymouse

The shower leaks down into the kitchen - I've been told that this might be due to the blocked guttering - the wall is full of damp and has lifted the tiles on the bathroom wall, meaning shower water runs down the wall underneath the tiles, and drips out over the kitchen door.

Other complaints include a wobbly banister (I am almost 6 months pregnant and terrified of needing to lean on the damn thing), exposed wiring in light fittings, and half the carpet on the stairs to the loft being ripped off by the check in person. We are not complaining for the sake of it, I think these are quite basic as far as doing a few repairs go.

http://england.shelter.org.uk/advice/advice-6334.cfm

If landlord will not do repair my experience is that action will be taken starting with a detailed report, also consider seeing a solicitor for 1/2 hour free interview for direction.

bylromarha

When we rented our landlord was more than happy to do stuff.

It's just the agent never told him what needed to be done...

Get the landlords details and go direct.

And enjoy the pregnancy!!!! It's an amazing time.