Oven Broken - 6 weeks?

rockm87

Hi
Wondered if you could help me, as landlords or people with more knowledge than me!

Our bottom oven has been broken for over 6 weeks now.

It previously ran too hot and took forever to get to the right temperature (we're talking about an hour), the element was then changed. I still felt it was too hot, and the temp was very odd, sometimes it would work sometimes not, generally it was too hot, and I felt the element wasn't correctly fitted as it hung down, visible and made contact with the bottom of the oven.

anyways, 6 weeks ago, we reached a point where it was unusable, was too hot, cremating things in minutes...and i mean even the metal trays...

So i complained...and Ive complained every week to the letting agent. As the landlord uses his own maintenance guy and not the ones used by the agency their excuse is they dont know what is going on or how long it will take...they tell em they are waiting for a part...

...but how long is this meant to take?

We've been presented with a letter for yet another rent increase, as well as £60 admin fee...Ive emailed them today to say I am reluctant to give them any more money until our problem is fixed. Bear in mind we have wasted money on food which has been destroyed by the oven.


any advice, how long can I leave it?

who else can I complain too?

thesaint

What does your contract state about repairs/replacement of appliances?

You can withold money for repairs if you use the disrepair protocol.
http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/repairs_in_private_lets/landlord_refusing_to_do_repairs

rockm87

My contract doesnt reference appliances, I did check.

I might suggest getting it fixed myself and deducting the cost from the rent, didnt think of that!

Thanks for the link!

HappyMJ

rockm87 wrote: »

My contract doesnt reference appliances, I did check.

I might suggest getting it fixed myself and deducting the cost from the rent, didnt think of that!

Thanks for the link!

It's unlikely you could use that procedure for a faulty oven though so be very careful. The repairs that you can use that for need to affecting your health or safety in some way such as a faulty boiler leaking carbon monoxide or a hole in the roof causing water to enter the property. An oven not working properly isn't likely to be one of those problems.

If you look at the procedure and doing every step as quick as possible it takes around 8 weeks from the point that you first reported the problem to the landlord to you getting multiple quotes and then paying out of your own pocket to get the problem fixed and then another 8 weeks to either get the money refunded by the landlord or you eventually deducting the cost from the next rent payment and even then the LL can still evict you for not paying the rent which you then have to go to court to prove you did everything possible to get the problem fixed to show that the LL has no claim against you.

Sometimes it's just easier to just pay for the repair yourself or find yourself some place else to live.

You've also had a notice of a rent increase. You don't have to pay the new rent if you don't wish to. The landlord would have to eventually give you the correct notice if they really want more rent then if you still refuse they'll have to find another tenant willing to pay but you'll have to find somewhere else to live.

thesaint

HappyMJ wrote: »

You've also had a notice of a rent increase. You don't have to pay the new rent if you don't wish to. The landlord would have to eventually give you the correct notice if they really want more rent then if you still refuse they'll have to find another tenant willing to pay but you'll have to find somewhere else to live.

You are assuming.

HappyMJ

thesaint wrote: »

You are assuming.

Assuming the OP's tenancy is a periodic tenancy or a fixed term assured shorthold tenancy which the vast majority of tenancies are? The OP could be an assured tenant but this is quite rare and as the OP is asking to get the oven repaired by the LL I'd say this is unlikely as the tenant would be responsible for minor repairs and should just pay to fix it themselves. Either way the correct notice has to be given by the landlord to increase the rent.

rockm87

The rent increase is due to a new fixed tenancy agreement.

Am I responsible for the oven? If I am, why didnt they say, I could have it fixed by now! To be honest, as it is there oven and now unsafe to use...I can see it bursting into flames to be honest it is dangerously hot!

I just cant seem to find answers, and the letting agent is rubbish!

thesaint

HappyMJ wrote: »

Assuming the OP's tenancy is a periodic tenancy or a fixed term assured shorthold tenancy which the vast majority of tenancies are? The OP could be an assured tenant but this is quite rare and as the OP is asking to get the oven repaired by the LL I'd say this is unlikely as the tenant would be responsible for minor repairs and should just pay to fix it themselves. Either way the correct notice has to be given by the landlord to increase the rent.

Yes, you are assuming.

rockm87 wrote: »

Am I responsible for the oven? If I am, why didnt they say, I could have it fixed by now!

I would say neither party is legally responsible for the oven.

jbainbridge

I'm not saying you should fix it yourself - but it does sound like the thermostat has gone. They can be had for £10-20 and if you are practical it could be fitted in an hour or less (look on Youtube).

I'm assuming it an electric fan oven - and that the fan and element are working.

red_devil

sorry to intrude but I have had a useless oven for 2 years broken promises to replace it. It does belong to the LL>

Is there anything I can do. I have a letter from 2 years ago that I kept saying they would replace it but never done so.

Some people really are horrible, only interested in the rent money but not interested in doing the repairs and jobs.

rockm87

jbainbridge wrote: »

I'm not saying you should fix it yourself - but it does sound like the thermostat has gone. They can be had for £10-20 and if you are practical it could be fitted in an hour or less (look on Youtube).

I'm assuming it an electric fan oven - and that the fan and element are working.

If they would have asked me to fix it, i probably would have. I worry about attempting to fix things belonging to the landlord and being charged.