Landlord/Letting Agency Problems - what are our rights?

j1992

I'll try to keep this as short as possible, but I'm at the end of my tether and don't know how to solve it.

My partner and I moved house at the end of August. Before moving in, we asked where garage was (its separate to house) and was told they would let us know. We also asked about shower (said on advert on right move) and was told they would get one put in for us.

Fast forward to now. Still no shower still no garage. We've called/e-mailed endlessly and keep being told it's being sorted. We were told someone would come last week to empty the garage and change lock on it (they're not actually 100% sure which one is ours which i still don't get - they've told us that its 3 different garages so far.) and also fix garden gate. A guy turned up to do the gate, and had no idea what I was talking about when I mentioned the garage.

We're annoyed as this is one of the main reasons we moved to this house, and are actually paying for self storage! Landlord is useless and doesn't ever answer the letting agency (supposedly)

We also still haven't been sent a gas safety certificate which I know is against the law, and I've been asking almost every week.

I've been looking around online for what our rights are because they don't seem to be taking us seriously and family and friends are telling us to cancel the rent standing order until they sort it out. Am I allowed to do that?

I don't want this, I just want it sorted. We keep calling, texting, e-mailing and they just keep saying they'll call us back but they never ever do.

m0bov

What does you contract say about shower and garage? Do you have anything IN WRITING?

theartfullodger

Write (yes, WRITE! - keep copy) to Landlord, copy agency, with your issues in a calm, polite letter.

You must have an address for the landlord "for the service of notices": if not rent is not due.

Or ask (in writing) agency for name & address of landlord: They have to provide within 21 days - and his real address, not c/o xxxx - or a criminal offence..

Or spend £3 with land registry - actually a bit more & you will get plans also - and find out what name & address are down as owner. With Plan you can see if a garage is included in the property.

jonathanrolande

Hopefully you got some info in writing/the agreement itself.

If the agent is part of an Ombudsman Scheme write to them requesting a 'Final Viewpoint' and if still not happy, report it all to The Ombudsman who has the power to resolve such issues impartially.

G_M

Write to the LANDLORD using the address provided 'for the serving of notices' and send copy to agent.

Be polite. List all the previous times with dates when you've made reported this. Enclose

* copy of tenancy agreement, highlighting the reference to garage
* copy of advert highlighting garage and shower
* copy of inventory showing garage, or the letter/document promising shower to be installed
* copy of (2?) quotes from local plumbers for installation of shower

Offer to arrage installation yourself using cheaper of the quotes if LL will agree (in writing of course!) to you deducting the cost from future rent.

RAS

I would be inclined to start by downloading the property plan from the Land Registry which should help locate the garage and give you the LL's address if you are lucky.

What do you have in writing about the shower and garage; not vague assurance that they will sort it from the EA but actually in writing?

j1992

Sorry for such a late response everybody - life has been pretty hectic.

Quick update:

- Technically still no garage. A handyman came a few weeks ago to change the lock but it's still full of the previous owners stuff and we've been waiting for the letting agency/landlord to organise someone to come and empty it.

- We got e-mailed a copy of the gas certificate - my dad says this isn't enough and we should receive the original but I don't know whether to fight it or not.

I'm scared they will kick us out if we kick up more of a fuss, but we moved in at the end of August, and we still have a broken bathroom window, no kitchen light (!) and a locked garage that we can't use.

I've emailed and emailed and have kept a log of all phone calls but when my father in law asked who they were registered with - the letting agency said they hadn't done that yet so I don't know who to go to to complain.

Also, in regards to the shower - they said we were lied to and would have to 'get over it'. 'The advert clearly had a mistake.' They also said it's up to us if we want a shower but that would be coming out of our own costs. I have a screenshot of the advert on Rightmove to prove the garage and shower - but our tenancy agreement is more of a general agreement it seems and no mention of the house and what it contains specifically if that makes sense.

G_M

j1992 wrote: »

- Technically still no garage. A handyman came a few weeks ago to change the lock but it's still full of the previous owners stuff and we've been waiting for the letting agency/landlord to organise someone to come and empty it.
Write (to address as previously advised) giving the LL 7 days to clear the garage after which you will arrange removal and storage of the LL's possessions and send bill for both.

- We got e-mailed a copy of the gas certificate - my dad says this isn't enough and we should receive the original but I don't know whether to fight it or not.
Dad is talking rubbish.

I'm scared they will kick us out if we kick up more of a fuss, but we moved in at the end of August, and we still have a broken bathroom window, no kitchen light (!) and a locked garage that we can't use.
Write as previously advised, with deadlines.
Read Shelter advice on repairs below
How long is your tenancy? You are secure till then.

I've emailed and emailed and have kept a log of all phone calls but when my father in law asked who they were registered with - the letting agency said they hadn't done that yet so I don't know who to go to to complain.
Stop emailing / phoning and start writing. Write to agent asking about their registration. Refer to The Enterprise and Regulatory Reform Act 2013 S83. Penalty is £5000 fine.

Also, in regards to the shower - they said we were lied to and would have to 'get over it'.
said how? On phone? That's why you should be using letters! If they have said this in writing it is an admission that you were promised a shower, which is contractually binding.
'The advert clearly had a mistake.' They also said it's up to us if we want a shower but that would be coming out of our own costs. I have a screenshot of the advert on Rightmove to prove the garage and shower - but our tenancy agreement is more of a general agreement it seems and no mention of the house and what it contains specifically if that makes sense.

No inventory?

Have they admitted 'The advert clearly had a mistake.' in writing, or on the phone. again, as above.

Shelter (Repairs in private rented homes)

Out,_Vile_Jelly

Don't stop paying rent, but do start communicating everything in writing.

It's possible the LL is not aware that the agent is misrepresenting the property in their ads. Or perhaps they really thought they could let a property with no shower?

j1992

Isn't e-mail just as good as writing? That way we've both got a copy of what has been said between both of us? To be honest, we've accepted the no shower - it just wasn't worth the hassle and stress that they put us through. Our main concern is the garage and the fact we have to use a torch to cook dinner!. I've got copies of every e-mail that has been passed between us (we stopped doing phone calls as they just fobbed us off and we had no proof). I don't have an inventory, I just don't know who to speak to seeing as the letting agency just ignores us.

G_M

j1992 wrote: »

....I just don't know who to speak to seeing as the letting agency just ignores us.

See post 3!!

Sigh....

What is the address' for the serving of notices'?

Have you written asking for the LL's address (quote Landlord & Tenant Act 1985 S1 )?

Have you downloaded the Land registry Title for the property and checked the Propriotor details?

Have you got a spoon?