Landlord issues and property maintenance

DinkyLass

Hi


I'm just after some general advice. My Grandparents are in their 80's and live in a privately rented house.
The house was originally owned by a neighbour and was rented to my Great-Grandparents for not a lot of money. My Grandmother was actually born in the house and then at some point the owner died and the lease was passed on to a letting agent. (don't ask me why they never tried to buy it, because I have no idea!)


Anyway, they have always been responsible for the interior decoration and that's fine but now they're getting, on the house is deteriorating as quickly as they are. I stepped in a few years ago after realised the house had never been re-wired or had a gas safety check and complained to the landlord. I also managed to get them to install double glazing as the wooden frames were rotten and about to fall out.


The house starting to develop damp due to broken roof tiles, leaky guttering and missing pointing and there are are serious problems with the bathroom and sanitary fittings resulting in water damage in the kitchen where the toilet keeps leaking because it was bodged so badly. The plumber does turn up every now and again but just slaps some sealant around the loo while muttering that he's had to leave some 'bigger, more important job' to be there.


My Grandparents are determined to stay but they're too scared to complain in case they put the rent up again (it went up after the wiring and windows were done). I'm just wondering if there's someone I can speak to about what rights they have as tenants and to make sure things are actually fixed?

HappyMJ

DinkyLass wrote: »

Hi


I'm just after some general advice. My Grandparents are in their 80's and live in a privately rented house.
The house was originally owned by a neighbour and was rented to my Great-Grandparents for not a lot of money. My Grandmother was actually born in the house and then at some point the owner died and the lease was passed on to a letting agent. (don't ask me why they never tried to buy it, because I have no idea!)


Anyway, they have always been responsible for the interior decoration and that's fine but now they're getting, on the house is deteriorating as quickly as they are. I stepped in a few years ago after realised the house had never been re-wired or had a gas safety check and complained to the landlord. I also managed to get them to install double glazing as the wooden frames were rotten and about to fall out.


The house starting to develop damp due to broken roof tiles, leaky guttering and missing pointing and there are are serious problems with the bathroom and sanitary fittings resulting in water damage in the kitchen where the toilet keeps leaking because it was bodged so badly. The plumber does turn up every now and again but just slaps some sealant around the loo while muttering that he's had to leave some 'bigger, more important job' to be there.


My Grandparents are determined to stay but they're too scared to complain in case they put the rent up again (it went up after the wiring and windows were done). I'm just wondering if there's someone I can speak to about what rights they have as tenants and to make sure things are actually fixed?

Assuming you've tried the agent/landlord already then council would be the best place to start.

Speak to the environmental health team. They are the ones who can issue the enforcement notices requiring the landlord to fix the property. They have the experts that can visit and tell you exactly what needs doing.

Who owns the property? Is it a private individual, a trust, the letting agent? What sort of tenancy agreement does the property have?

The answers to those questions will determine if they'll be given a notice to leave the property which is the last thing your grandparents would want. If they have the right kind of tenancy they may be able to stay whatever happens.

They could get a rent increase if more work needs doing and the rent isn't covering the maintenance so how much is the rent and what's the market rent for a property in that area? You can look up LHA rates which will give you a good idea of what rents are being charged in the area.

G_M

DinkyLass wrote: »

Hi


I'm just after some general advice. My Grandparents are in their 80's and live in a privately rented house.
The house was originally owned by a neighbour and was rented to my Great-Grandparents for not a lot of money. My Grandmother was actually born in the house and then at some point the owner died and the lease was passed on to a letting agent. (don't ask me why they never tried to buy it, because I have no idea!)

What kind of tenancy do they have? This affects the degree of security (ie can the rent be put up, can they be evicted).

See

http://england.shelter.org.uk/get_advice/downloads_and_tools/tenancy_checker

[Deleted User]

Definitely look at a local housing allowance application if they aren't getting any help already. Then they won't have to worry about rent increases quite so much.

But as GM is saying, their tenancy might be protected. This does not mean that repairs can't be done though.

RAS

If grandmother was born in the house it may be a older type of tenancy with more security. You need to see the documents.

If they do not understand a lot about tenancy rights they may have signed a newer tenancy agreement not understanding that they were reducing their rights.

Guest101

Presumebly an assured tenancy.

So pretty much set for life.

Can u confirm?

theartfullodger

As GM says, find out what sort of tenancy they have:

I suspect (but may be wrong..) that they have a protected, "Regulated" or "Rent Act" tenancy: If so see here for info on repairs etc etc..
http://england.shelter.org.uk/get_advice/private_renting/private_renting_agreements/regulated_tenancies

PS If they signed a new tenancy agreement in the past few years it may be incorrect: If they originally had a "Rent Act" tenancy it is almost impossible to replace it with an AT or AST tenancy, regardless of what the paperwork says.

You may wish to 'phone Shelter, 0808 800 4444.

Good luck & best wishes!