Landlord Woes, looking for advice.

AdrianC

LGzw6sB2 wrote: »

I'm told this is a result of a 'sludge' build-up, and that the system needs to be cleaned out.
I even arranged for a couple of quotes for a 'powerflush' on the advice of a British Gas engineer who came to repair a damaged valve.

<groan> One of the finer and more profitable "make-work" scare tactics that they've ever perfected... A "build up of sludge" won't cause a couple of rads to not do anything, whilst others belt out heat.

The electrical consumer unit is two revisions behind the current standard and lacks over-voltage protection.
we asked a sparky to come in and wire my oven for me - he said the consumer unit was "very out of date" and that he wasn't willing to do any work on the house until the consumer unit was replaced, as he'd be responsible for it after that.

Unfortunately, it's not even that simple - he can't just change the consumer unit. Under the electrical regs, if such a major change is done, the electrician has to certify the entire electrical system in the property as conforming to _current_ regs. Which, effectively, means a _complete_ rewire.

Since I removed the damaged one (been told since that doing so was a bad idea - I didn't even think to take a photo of the damaged extractor fan!), my fianc! reckons we should just patch the hole up and paint over it. Or would I have to pay for the new fan because I took out the mouldy one?

It would be quicker, simpler, cheaper and finish up with a far better result to just replace the fan.
http://www.screwfix.com/p/manrose-axial-20w-bathroom-fan/11097

LGzw6sB2

G_M wrote: »

Regarding the repairs you are doing/organising (as part of your 2 months rent/2 months work agreement):

* To be honest, although it is unusual and a hastle for a tenant to be renovating a property like this, it's not a bad deal. He's agreed the roof, the consumer unit, the window gaskets, radiators and side door, so I'm not sure why you are concerned about these. Get some quotes, make sure he agrees them in writing, fix them, and enjoy 2 months rent-free.

He went back on this agreement a couple of weeks after we moved in, stating that he wanted the full amount of rent every month from that month onwards. A shame, because I had no problem organising all the work for him. I wanted to do so to thank him for letting us have the property bond-free.

* do not fill in the extractor fan hole and repaint. The fan is needed that's why you have mold! And yes, having removed it without consent you could be liable
a) for the cost of replacing AND
b) cost of dealing with mold.

Understandable. I'll put money aside at the end of the month to have that done.

* just move your friend in. If he kicks up a fuss, what can he do? It's not an eviction issue. As long as he receives the monthly rent as per the tenancy agreement and any subsequent written agreements to do work in lieu of rent, there's little he can do (except shout).

Going to speak to the other members of the household and see if they're happy with doing this, knowing that the landlord can't do anything about it. Do we just tell him that my friend's girlfriend didn't move in at all in the end if he asks? I suspect one of his old friends in the area is going to mention that she has moved in.

I just thought that because the rental agreement said 'only x y and z are allowed to live in this property' (I quoted it above in one of my responses) that we needed the agreement of the landlord.

* avoid his dodgy builder friend. Get 3 quotes from other contractors for each job. Or has he specified you must use this guy?

I really want to, but what always happens is I'll get together 5-8 quotes from contractors for a job, send them to the landlord so he can pick which contractor he prefers, then he'll email me back saying that dodgy builder friend will be around 'at some point' to carry out the work I got the other contractors to quote for.

In the case of the Consumer Unit, I got 6 separate quotes, listed them all then emailed them to the landlord. The landlord got back to me with an email saying, verbatim: "[dodgy builder] is coming with his electrician to have a look at the consumer unit. " And that's it.

It happened with the side door as well, I got a bunch of proper quotes together, then [dodgy builder] was contacted by the landlord after doing the roof repair to do the door repair.

The message I entered was too short. I had to lengthen my message to at least 10 characters.

LGzw6sB2

AdrianC wrote: »

<groan> One of the finer and more profitable "make-work" scare tactics that they've ever perfected... A "build up of sludge" won't cause a couple of rads to not do anything, whilst others belt out heat.

No problem. I'll leave the rad side of things alone, I think. It 'sort of' works, and if we're only going to be here until the rental agreement is up, we should be able to make do.

Unfortunately, it's not even that simple - he can't just change the consumer unit. Under the electrical regs, if such a major change is done, the electrician has to certify the entire electrical system in the property as conforming to _current_ regs. Which, effectively, means a _complete_ rewire.

Oh, yikes. Maybe it's best to let [dodgy builder] do whatever he fancies with the CU and leave him and the landlord to it, as it sounds like it's going to be bad news no matter what.

It would be quicker, simpler, cheaper and finish up with a far better result to just replace the fan.

Cheers for the fan link. I'm going to measure up the existing ducting and order that fan as well as a new fixing kit, as the existing outside grille is completely trashed.

G_M wrote: »

The 3rd option re. the tax, is to do the same as with the lack of address in Eng/Wales. Withold 20% of rent for HMRC, put it to one side safely, inform the LL, but do not contact HMRC.

If LL produces proof he has an agreement with HMRC to receive rent in full, you then pay him. If not, you keep it in case HMRC demand their pound of flesh.

I'm just going to stay out of that side of things I think. I'll give them all of the landlord's details if they do come to me asking for the tax owed.

jjlandlord

LGzw6sB2 wrote: »

I'm just going to stay out of that side of things I think. I'll give them all of the landlord's details if they do come to me asking for the tax owed.

Either stay out of the tax issue, or withhold rent until or if HMRC tells you not to.

If you tip off HMRC but don't withhold the rent, I foresee more trouble for you to resolve...

LGzw6sB2

jjlandlord wrote: »

Either stay out of the tax issue, or withhold rent until or if HMRC tells you not to.

If you tip off HMRC but don't withhold the rent, I foresee more trouble for you to resolve...

Got it, thanks for the warning. Going to leave that one for the landlord to deal with I think. Not even going to speak to HMRC.