Oven Broken - 6 weeks?

rockm87

red_devil wrote: »

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.

wow that's madness! I've got to be honest generally the handy man who knows the landlord personally is great, the landlord himself is a bit persnickety...no putting up pictures or anything (even though we will fill those holes when we leave!).

G_M

1) Rent. Read:

* Rent increases: when & how can rent be increased?
and

* Ending/renewing an AST: what happens when a fixed term ends? How can a LL or tenant end a tenancy? What is a periodic tenancy?

2) Oven

The Landlord & Tenant Act 1985 says:

11 Repairing obligations in short leases.

(1)In a lease to which this section applies (as to which, see sections 13 and 14) there is implied a covenant by the lessor—
(a)to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes),
(b)to keep in repair and proper working order the installations in the dwelling-house for the supply of water, gas and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences, but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity), and
(c)to keep in repair and proper working order the installations in the dwelling-house for space heating and heating water.

Does the contract say the LL will repair the oven? Or kitchen fittings?

The Act also says:

10 Fitness for human habitation.

In determining for the purposes of this Act whether a house is unfit for human habitation, regard shall be had to its condition in respect of the following matters—

• repair,
• stability,
• freedom from damp,
• internal arrangement,
• natural lighting,
• ventilation,
• water supply,
• drainage and sanitary conveniences,
• facilities for preparation and cooking of food and for the disposal of waste water;

and the house shall be regarded as unfit for human habitation if, and only if, it is so far defective in one or more of those matters that it is not reasonably suitable for occupation in that condition.

Do you have facilities for cooking other than the oven?

rockm87

Ok, so i should just sort it myself?

HappyMJ

rockm87 wrote: »

Ok, so i should just sort it myself?

If you want it fixed now and the landlord is no longer doing anything you may as well tell the landlord that's what you'll do and see what they say. Following the correct procedure to the letter will just take too long to get it repaired and you may not be able to get the money back. You can still ask the LL to reimburse you but as you won't be following the correct procedure you can't withhold the rent.

teddysmum

Not all rented properties come with white goods, so is the cooker actually the property of the landlord or just an old cooker left behind by a previous occupant ? If the latter, there is no obligation for him to repair it.

rockm87

teddysmum wrote: »

Not all rented properties come with white goods, so is the cooker actually the property of the landlord or just an old cooker left behind by a previous occupant ? If the latter, there is no obligation for him to repair it.

honestly haven't got a clue!

thesaint

teddysmum wrote: »

Not all rented properties come with white goods, so is the cooker actually the property of the landlord or just an old cooker left behind by a previous occupant ? If the latter, there is no obligation for him to repair it.

Former or latter is irrelevant.

theartfullodger

Have you written (yes, WRITTEN! - keep copy) the landlord (yes, LANDLORD..), copy agent a calm polite letter concerning the matter? If not, do so, I 'umbly suggest.

AdrianC

You say it's the bottom oven. You've also got a top oven? That works OK?

May I suggest one of these would be a good interim measure...?
http://www.amazon.co.uk/dp/B000QDEH3W

Annabee

This is interesting, my daughter and her partner moved into a new flat a few weeks ago, the hob on the oven has never worked, and the landlord is dragging their feet about repairing it.

They have just been told by a lawyer, that they can use the above mentioned process to start getting repairs done, (where they can eventually get it repaired themselves and deduct the cost of repairs from the rent, if it comes to it). Mind you, it does say in their tenancy agreement that the landlord is responsible for repairs for appliances supplied by them, so maybe that's what makes the difference? I see that the OP says nothing was mentioned in their own tenancy agreement.

However I was always under the impression that cookers were the landlord's responsibility especially if built-in? Unlike, say freezers and washing machines.