Reasonable compensation for water leak

G_M

britbat wrote: »

Thank you for the useful advice, and I do understand (and possess) the landlord's address for service of papers etc.
then why are you not using this address?

But what about my situation in which the property is managed by an agent? For the purposes of claims etc it is surely both reasonable and sufficient to contact the agent as instructed.
I cannot make it clearer than I did in my rant above!

(Which I did not do "overdue": I was on the phone to the agent while the very first leak was taking place!)
No. I said "since you are now taking the required if overdue action, ". As explained (at great length) the 'required' action is a letter to the address provided for the serving of notices on the landlord.

Which you have not, so far, done (as far as I can see).

I literally could not have informed them any sooner than I did. I have documentary evidence that I did so, and also that they properly discharged their duty in informing the landlord. You seem convinced I have been slow to act and inform. I most assuredly have not.
You have been slow to properly report the issue. To the address provided, in accordance with the Act, for that purpose.

But if I have genuinely disadvantaged myself by contacting the agent - the person the landlord has paid to handle communications with tenants, and the person who my tenancy agreement instructs me to contact in the event of problems - then that will be useful information for the future.
You were sensible to report the matter to the agent. I have never said otherwise. But you should also have reported in writing to the proper address. A copy to the agent at the same time. And/or a phone call to the agent for speed. But the formal letter... oh dear god I'm losing the will to live....

And has huge implications for all other tenants on this board who live in properties which are managed by agents.

95% of tenancy agreements include the address to be used. If tenants fail to read, or understand, or follow the TA that is beyond the capacity of the law to control.

4% of tenants will be given the same information separately to the TA (eg in a letter). Likewise if they fail to read it.......

In around 1% of cases, the landlord breaches the Act and fails to provide an address. The tenant then has no legal obligation to pay rent.

Note: in many (probobly most) cases where a landlord employs an agent, the address provided under the Act for the serving of notices is the agent's address.