Landlord refusing to fix things

ohhellosailor

I'm getting really frustrated with my landlord, and this is a bit of a moan really to see if anyone else is in the same boat or has any advice for me.

We've been in our flat for just over a year and a half and signed a new contract last year, reluctantly paying and extra £25 a month on the condition she fixed some things around the place. These were just lots of little problems - nothing major, a cupboard door falling off, loose light fittings, damp in the wardrobe, etc - but they still haven't been done despite chasing.

Then our washing machine refused to quick wash on 40 degrees (what we do most our washing on). The landlord sent her husband to look at it (not an electrician or white goods expert) while we were out and emailed us to say 'the quick wash is working on 60 degrees so just use that' which is totally impractical (I pay my elec bills - no thanks).

To top it off our oven packed in last week - we preheated the oven as usual, set it at the right temp, yet half and hour later the chicken was still raw and the bulb had gone out. So the landlord's husband came round, turned the oven on for two minutes and stuck his hand in it. "It is getting hot, so I'm not sure what the problem is". I don't think the hand test after two minutes is recommended by oven fixers, is it?

Needless to say we got an email from the landlord that evening to recommend we 'preheat the oven first' (ARGH I know how to use an oven) and cook things for longer at a higher temperature. (Again, she doesn't pay my bills...).

I haven't replied and I'm certainly not cooking fish fingers for 2 hours.

I getting really fed up and not sure what action to take. We've tried being nice, we've tried being forceful and I've even tried to contact the Estate Agent (who is useless).

I'm probably being pernickety but we pay at lot of money for this flat for things not to be perfect. Any advice would be great.

Thanks

Jenniefour

Everything in writing to LL, proper letter. Put in point about electricity bill. And keep copy.

ohhellosailor

Thanks for replying. Should I send a copy to the Estate Agent too? As I think they will still ignore a letter or at least continue to fob me off.

Was wondering if I should get a professional in to look at the oven and take the cost of the bill off of the rent this month...or would that be a big no no?

G_M

ohhellosailor wrote: »

Thanks for replying. Should I send a copy to the Estate Agent too? As I think they will still ignore a letter or at least continue to fob me off.

Was wondering if I should get a professional in to look at the oven and take the cost of the bill off of the rent this month...or would that be a big no no?

Write to the LL at the address provided "for the serving of notices" on your tenancy agreement.

If that is c/o the agency, write there. If it is elsewhere, send a copy to the agent.

Do NOT deduct cost of engineer from your rent - you will simply be in rent arrears.

There is a process for getting repairs done yourself and deducting from rent, but you must follow the process:

http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/tenants_repairs_and_improvements/tenants_doing_repairs

BitterAndTwisted

Let this be a lesson to you: NEVER sign an agreement on the proviso that X, Y & Z will be carried out. You only sign once they have actually been done!

quidsy

Have you a written agreement that you would pay extra rent on the condisiton that xyz had to be completed & in what time frame ?

ohhellosailor

quidsy wrote: »

Have you a written agreement that you would pay extra rent on the condisiton that xyz had to be completed & in what time frame ?

No, it's not written in the contract. This was a verbal condition the LL agreed to in front of the EA - which as I have now learnt counts for nothing.

Tbh I can let the little things slide, but the oven is pretty major.

Jenniefour

I wouldn't let little things slide in this situation as it appears you have a LL who is less than diligent about looking after tenants properly. So don't give LL the green light to ignore the other items you agreed at renew of contract, this might affect how promptly and effectively any future issues are resolved.

Re oven. Turn it on and off a few times and see how many (if any) times it fails to heat up or starts heating up and then cuts out. Then something concrete to counter the two minute hand test.