Landlords - how long for repairs?

Cartuxo

Trying to keep this brief.


I moved into a new (agent managed) property last Tuesday (13th)
On Friday evening I found two of the plug sockets weren't working in the kitchen (socket for fridge being one of them)
I have been living without white goods since I moved in (no fridge, oven, washing machine) but had ordered some online which were delivered today.


Told agents on Saturday about non-working sockets and that I was expecting my fridge etc. Wednesday. Was told I would get a call Monday. Tuesday lunch time and still no call. Phoned them and got a very snotty response from the manager who said she'd look into it but didn't know whether they'd be able to fit me in today or tomorrow (that being Tues or Weds)


Lovely people from electrical store came today to deliver fridge, washing machine and oven and to plumb in and install washing machine and oven. Turns out neither the plug for the fridge or the washing machine work and still nothing from agents.


The chap very kindly lent me electric socket tester - turns out all the sockets I tested (upstairs and downstairs) only partially work - two out of three lights lit up on tester.


I'm going to go into work late tomorrow so that I can get round to the estate agents again in person and complain.


Currently I am without a working fridge and washing machine and have a young child (12 months)


How long do agents/landlords have to carry out repairs once notified?


Oh, and I also have no water coming out of the hot water tap in the kitchen. I notified one of the agents on Monday via email and again (different person) on the phone Tuesday.


To me the lack of action, or even contact seems unacceptable but I don't know whether I'm being unreasonable/impatient.


They had plenty of time to email / phone when they wanted money for reference fees etc. but can't seem to find the time to let me know when someone might be out to fix my problems.

questionss

Put it all in writing to them - actual writing & email.

Is there another plug you can use for your fridge for now - even if it's in the corner of your lounge?

I would expect a response within 48hrs and an electrician shortly after that to come take a look.

Do you have hot water elsewhere? That is likely to be a tap that needs opening but I would be asking them if it had been shut off for a reason before trying anything.

Old_Git

Cartuxo wrote: »

Trying to keep this brief.


I moved into a new (agent managed) property last Tuesday (13th)
On Friday evening I found two of the plug sockets weren't working in the kitchen (socket for fridge being one of them)
I have been living without white goods since I moved in (no fridge, oven, washing machine) but had ordered some online which were delivered today.


Told agents on Saturday about non-working sockets and that I was expecting my fridge etc. Wednesday. Was told I would get a call Monday. Tuesday lunch time and still no call. Phoned them and got a very snotty response from the manager who said she'd look into it but didn't know whether they'd be able to fit me in today or tomorrow (that being Tues or Weds)


Lovely people from electrical store came today to deliver fridge, washing machine and oven and to plumb in and install washing machine and oven. Turns out neither the plug for the fridge or the washing machine work and still nothing from agents.


The chap very kindly lent me electric socket tester - turns out all the sockets I tested (upstairs and downstairs) only partially work - two out of three lights lit up on tester.


I'm going to go into work late tomorrow so that I can get round to the estate agents again in person and complain.


Currently I am without a working fridge and washing machine and have a young child (12 months)


How long do agents/landlords have to carry out repairs once notified?


Oh, and I also have no water coming out of the hot water tap in the kitchen. I notified one of the agents on Monday via email and again (different person) on the phone Tuesday.


To me the lack of action, or even contact seems unacceptable but I don't know whether I'm being unreasonable/impatient.


They had plenty of time to email / phone when they wanted money for reference fees etc. but can't seem to find the time to let me know when someone might be out to fix my problems.

have you checked your fuse box.
Depending on the type of fuse box it might just be a trip switch or a fuse .The last fuse I bought cost 95 pence .

bap98189

Cartuxo wrote: »

How long do agents/landlords have to carry out repairs once notified?

How long is a piece of string? Some make repairs very quickly, others will avoid the issue for as long as they possibly can.

They had plenty of time to email / phone when they wanted money for reference fees etc. but can't seem to find the time to let me know when someone might be out to fix my problems.

And there you have the problem in a nutshell. They have your money. Carrying out repairs earns neither any more money, so will not be a priority. You will have to hassle either the agent or preferably the landlord to get the repairs done. If you can, I would contact the landlord directly. They are the decision maker here, and that way you know you are talking directly to the person who has to spend the money, and not just to an intermediary who may or may not be passing on the information.

Cartuxo

Don't know how to do multiple quotes so hoping I don't miss anything.


The fridge is new so it needs to do whatever it needs to do for four hours before use and as I'm away tomorrow until Friday evening I'll leave it for now. If the problem isn't fixed by then I'll buy an extension cable and use one of the other plugs.


Yes, I have hot water upstairs. It is just this one tap in the kitchen.


No tripped fuses. Don't have the knowledge to fiddle about with anything else.

theartfullodger

Follow the advice here...

Particularly about writing to the landlord (yes, LANDLORD, copy agent, keep copy), together with draft letter....
http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/repairs_in_private_lets

Cheers!

ognum

I'm think you have waited too long and as a LL I would not want any tenant in a house I own if the electrics were faulty.

I would expect my letting agent to have someone out and sorting this the day it was reported or the day after at the latest.

Write, not email or text to your LL and your LA saying clearly what the issues are and your expectations.

Cartuxo

Thanks for the help.


I'll compose a letter and drop it round to them in the morning (and speak to them face to face about it)


Fingers crossed it all gets sorted!

kinger101

Cartuxo wrote: »

Trying to keep this brief.
Told agents on Saturday about non-working sockets and that I was expecting my fridge etc. Wednesday. Was told I would get a call Monday. Tuesday lunch time and still no call. Phoned them and got a very snotty response from the manager who said she'd look into it but didn't know whether they'd be able to fit me in today or tomorrow (that being Tues or Weds)

Remember to mention the poor level of service provided by the agent when you write to the LL.

Can't understand why they didn't do this immediately, given they should have an electrician on speed-dial and it's urgent. Oh wait, I do. It's because they're @rseholes.

Owain_Moneysaver

Cartuxo wrote: »

The chap very kindly lent me electric socket tester - turns out all the sockets I tested (upstairs and downstairs) only partially work - two out of three lights lit up on tester.

Depending on what the lights mean, that might be an indication that they're dangerous eg missing earth.

Your landlord has a duty to ensure the electrical installation is safe.

Cartuxo

E-fault apparently. Whatever that may mean! Google wasn't overly helpful.