Rental property repairs

steveouk

Hi there,


Just a quick one to ask. How long is it reasonable to allow for our landlord to carry out repairs to our property?


We live in an end terrace house and the side gate on the property blew almost entirely off its hinges just over 5 weeks ago - it was pretty rotten anyway but the high constant winds over a couple of days blew it off. Anyway I reported it on the Monday morning to the letting agent who said they would contact the landlord. When I contacted them 2 weeks later to find out what was happening they either seemed to have forgotten or the landlord not got it sorted and no one had even looked at it. So I sent them an e-mail before our 2 week holiday and hoped it would get fixed whilst we were away - no joy. I e-mailed last week no reply so popped in on Friday and the person who deals with the property was not in so a colleague passed it to him but we had no phone call on Saturday!


I have now sent a rather exasperated e-mail saying we do not feel safe with the garden access not being secure and that 6 weeks seems a long time to get a gate sorted.


I am trying to keep to e-mail where possible so I have a trail of when we have contacted them. Last year it took 4 months for the landlord to organise a new door after an attempted break in - and he replaced like with like cheapest possible even though its all rotten around the outside! Crazy!

Pixie5740

The letting agency just acts on behalf on the landlord. If your landlord doesn't want to, or is dragging his heels about repairing the gate there's not much the letting agency can do.

I know you've been emailing the letting agency but what is the address for the serving of notices given in your tenancy agreement? Is it your landlord's name with an address care of the letting agency? Have you sent a letter (paper and stamp) to the address for the serving of notices about the repair?

Whilst you might want the gate fixed, the landlord isn't necessarily obligated to carry out the repair by law.

Landlord's responsibilities for repairs
Your landlord is responsible for repairs to:

* the structure and exterior of the building, including the walls, stairs and bannisters, roof, external doors and windows
sinks, baths, toilets and other sanitary fittings, including pipes and drains
* heating and hot water
* gas appliances provided by the landlord
* chimneys and ventilation
* electrical wiring

Your landlord is also responsible for putting right any damage to internal decorations caused by disrepair or while repairs were carried out.

Your landlord may be responsible for repairing or replacing faulty items or appliances in your home if they were provided to you at the start of your tenancy, for example a fridge or washing machine. Your landlord is usually not responsible for your own appliances or furniture.

Report the disrepair to your landlord as soon as you can. Your landlord doesn't usually have to fix a problem until they know about it.

How to report repairs to your landlord.

steveouk

Just had a reply from the letting agent and the guy from the letting agent has been in contact with the landlord a number of times and he keeps saying he will sort it and does not send anyone out or contact his preferred cheap contractor. Letting agents now said they will send their own guys out to estimate the job and at least they can send the price to the landlord.


I see what you mean regarding their obligations but I am coming at this from the point that we do not feel safe as being an end terrace next to an alley its not secure as it is.

thesaint

I don't think the landlord has any obligation to fix the gate.

steveouk

Ok so after reading the stuff on the shelter website I have now dug out our contract from the filling cabinet.


The tenant agrees with the landlord


3.7 To keep the property in a clean and tidy condition and complete repair during the term including communal areas windows and garden.


Strange that the letting agent has not told us to get it sorted and has been willing to ask the landlord to do it.

G_M

Whatever the contract says, the gate is the LL's responsibility to repair, if he wishes - not yours.

However

1) you should always report repairing issues properly - in writing - to the LL at the address provided. It is usually on the tenancy agreement.

2) reporting properly also protects you. If at the end of ypur tenancy there is damage you are less likely to be responsible if you have acted in a tnant-like manner and properly reported it.

3) the gate is not statutorily required to be repaired - but most LLs would repair anyway, especially if in your letter you politely point out the security concerns.

steveouk

Ok well I will see about getting one of those template letters and putting what I need to say in and sending it. Though I do feel a little underhand not going through the letting agent but maybe we have not been doing things right!

Pixie5740

steveouk wrote: »

I see what you mean regarding their obligations but I am coming at this from the point that we do not feel safe as being an end terrace next to an alley its not secure as it is.

If you really feel that unsafe could you not just fix the gate yourself? As a tenant that's what I would do if I didn't feel safe in my home.

steveouk wrote: »

Ok well I will see about getting one of those template letters and putting what I need to say in and sending it. Though I do feel a little underhand not going through the letting agent but maybe we have not been doing things right!

Why do you feel underhand going directly to the landlord, the one you have a contract with? Does your tenancy agreement give the address for the serving of notices as care of the letting agency or a different address altogether? If the latter then does that means you haven't been reporting the repair correctly?