Broken window screwed shut - what rights do I have against my landlord?

jasminehortop

I live in the attic room of a large 9 bed shared accommodation, rented through a private landlord.

2 and a half months I first made my landlord aware a problem with my window. The wood in the frame is completely rotten, and won't shut on it's own accord. The window has had to be screwed permanently shut but due to the rotten wood there are still areas which are unsealed, and let wind/water in. I know this problem has been brought up separately by previous tenants and he has also just screwed it shut.

He did say to me he would replace the window, but I have not seen any progress, or been given a date, despite me following up 3 or 4 times.

The other window in my room is sealed shut, which means I have no way of easily opening a window (unless I unscrew the large screws he has put in in the broken one), which is surely a health and safety risk in itself? The room is completely uninsulated as in the attic, gusts of wind coming through the broken window, as well as rain.

My newest discovery today is that the sloping ceiling has an air vent in that leads directly to the roof (I can see sky) which someone (a tenent/ the landlord?) previously has tried to block up with cardboard and sellotape. This is also letting in huge gusts of air/ wind.
The air vent is a plastic slatted one, and leads to a big hole in the roof.

I have an extra radiator in here to try battle the cold, but this is completely ridiculous if all the heat is disappearing out of both of these places, and really expensive which seems unfair for me to pay for!

1. What pressure can I put on my landlord to replace the window?

2. Is the air vent necessary? Can I ask my landlord to block it professionally?

Any answers would be helpful!

theartfullodger

As you are in an attic room I presume there are at least 3 floors: With 9 occupants that means there MUST be a HMO license. Have you seen evidence of a HMO license??

Does landlord live in the same building??

Clearly what you have is unacceptable but forcing the landlord to sort things is tricky - certainly to get it done before January I suspect.

You may wish to leave & go elsewhere, if he allows you to break tenancy: When does the initial term end??

If you wish to start forcing him, involve local council "private renting" department (or similar name) and/or "EHO" and request a "HHSRS survey" from council. Can't see how that won't give landlord a big headache.
http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/health_and_safety/hhsrs
& also see
http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/repairs_in_private_lets

If you haven't already, write/email (yes, WRITE! - keep copy) landlord a calm & polite note listing the issues and requesting he tells you within 5 days what he will do about them. There is a sample letter on Shelter's website

Which country are you in - E, W, S, NI??

G_M

This would appear to be an HMO.

http://www.oxford.gov.uk/PageRender/decH/Houses_in_Multiple_Occupation_occw.htm

Check with the local council that the LL has gegistered it. But bear in mind that if he has contravened the HMO laws the council might close it down and you'll be evicted.

Alternatively, write (yes, a letter) to the LL at the address provided "for the serving of notices" reporting the window etc formally and requesting a reply within 3 days explaining how/when the LL intends to repair.

See also

Shelter (Repairs in private rented homes)

(edit: just seen artful's reply above - don't know why I bother....)

kinger101

I'd say you should report this to the local council, who enforce the rules for HMOs. Having an attic window screwed shut doesn't sound particularly safe in the event of a fire. It might be your only escape route.

jasminehortop

I am on the 5th floor (in the attic), I signed a contract when I came (which I can't find!) but haven't seen any other documents.

I really don't want to leave the tenancy, me and my housemates are very settled here, the others have lived here for a number of years, and I can only think that the Landlord knows this, making him feel he does not need to put any extra effort in.

The deposit is held in the government run scheme, and I always was under the impression the landlord himself is legal - though certain aspects of the property may not be.

I'm in England also, and landlord lives in a seperate dwelling.

Sorry I don't know if this is any more help?

G_M

Until you check whether this HMO is licenced by the council, or is illegal, it is hard to offer further adice.

jasminehortop

Okay, the council office is shut today, but I will try and find out! Thankyou

theartfullodger

See this
http://www.leeds.gov.uk/Business/Pages/Houses-in-Multiple-Occupation-Register-of-Licences-Issued.aspx

Landlords of properties issued with HMO licences must display a copy of their licence in a prominent position in the licensed premises.

No HMO license notices??

See also..
http://www.legislation.gov.uk/uksi/2006/372/regulation/3/made

Duty of manager to provide information to occupier

3. The manager must ensure that—
(a) his name, address and any telephone contact number are made available to each household in the HMO; and
(b)v such details are clearly displayed in a prominent position in the HMO.

Are there fire escape notices, extinguishers, smoke/fire alarms & automatic door closers??

jasminehortop

No HMO notices, fire escape notices, fire doors, or automatic door closers.

Yes extinguishers, smoke/ fire alarms.

theartfullodger

I would not live on the 5th floor of such a HMO

The good news is you might get all your rent back