Advice on how to best deal with landlords

cts_casemod

Hi guys,

I'm wondering how do you guys solve little disputes with your landlord?

I have some issues around the house that would like to have fixed. Most things I just get them done myself. Other such as a problem with my roof gutters require a lader and someone going to the roof which I cant.

So this is how things normally go... I go next door and knock my landlord door. Have a chat with him, try to be polite and tell him I have an issue with something. He goes on very worried its a major issue and tells me hes going to look at it.

Couple of days go on and one of two happens:

1: He comes around when the issue is not happening (say a sunny day when I complain about a roof leakage) and says he cant see the problem. This lets me believe he knows exactly what the issue is and he's playing ball.

2: He doesn't show up. I don't have the guts to keep knocking his door every day, nor my wife wants to have any disputes. We wait some more and when we go there he goes on: I never heard that before!?

Whatever the case he deliberately makes it an embarrassing situation. I can either ignore or be rude, so I normally ignore for the sake of avoiding any conflicts or bad relationships.

Anyway... I think its wrong, but not sure how to deal with these things. What do you guys think?

pmlindyloo

There is a specific procedure to follow as regards repairs which the landlord is not doing that you need to follow. It is here:

http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/repairs_in_private_lets/landlord_refusing_to_do_repairs

I know it is difficult when the landlord is living next door but this is a business arrangement. You are paying rent and the landlord has responsibilities.

if he does come round after the first letter then listen politely and follow up with a letter saying what was said, when and what you agreed. obviously keep copies of all letters.

Realistically you need to be aware that the landlord may just prefer to evict you rather than carry out potentially expensive repairs so check ( or let us know the dates of your tenancy) to see if eviction proceedings are possible any time soon.

Pixie5740

Is clearing the gutters the responsibility of the landlord? A leaking roof though is definitely something a landlord should be fixing.

In any case read the link pmlindyloo has provided.

HappyMJ

Pixie5740 wrote: »

Is clearing the gutters the responsibility of the landlord? A leaking roof though is definitely something a landlord should be fixing.

In any case read the link pmlindyloo has provided.

It would in my opinion be the up to the landlord.

It's not in my tenancy agreement for the tenant to clear the guttering but the tenant should act in a tenant like manner and fix minor issues themselves such as clearing blocked plumbing which would have been something they caused.

The tenant wouldn't have caused leaves to get blocked in the guttering. If there is a problem with excessive leaves in the area then the landlord should be installing a gutter guard.

As a tenant I don't have the equipment to get that high on a ladder and would consider it too dangerous to do, so would need to call in professionals. The professionals would advise things that the landlord should be paying for such as the gutter guard. They might advise sections of guttering to be replaced which is up to the landlord.

So...in my opinion...landlord.

theartfullodger

LL&T Act 1985 s11
http://www.legislation.gov.uk/ukpga/1985/70/section/11
says landlord is responsible for

a) to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes),...

- amongst other things of landlord's resp....."keep in repair" is not exactly unblocking the gutters..

I would as suggested from Shelter links write him a calm polite letter (there is a draft) noting the issues, but expect an s21 in return.

If possible, never rent from someone living close...

G_M

Well the basic advice is : "Write."

It is always sensible to record issues in writing, even where the LL is responding promptly efficiently.

"Dear Mr LL,

Further to our chat yesterday (whenever), just a quick note to confirm what we agreed:

* that the gutters are blocked and you agreed to clear
* that the roof is leaking when it rains and needs repair]
* that.... etc

I'd be grateful if you could let me know when these problems will be fixed - please be assured that I will cooperate fully with granting access to any contractors etc once I know when to expect them.

Many thanks for your ongoing help.

Yours sincerely

cts

I know he next door, but I'd still be enclined to post it from a PO and request 'proof of posting" (not recorded delivery).

And keep a copy of course!

* Repairing Obligations, (draft in progress to include new 1/10/15 rules banning retaliatory eviction)

cts_casemod

Close to the window there is a gutter section that is physically lower than what it should be, so the water doesn't flow. It just sits there and ends up overflowing against my windows and sill, which being plastic makes a sound like popping popcorn from the inside. I wouldn't say there's a blockage. Either one of the brackets is broken or was not positioned correctly.

Ill try to leave a written note explaining the problems again and see how it goes. Nothing formal, just a written reminder. Failing that Ill get things a bit more formal.

I'm well aware of the whole landlord eviction thing. Having had roof issues on my previous flat, only fixed after I got things going formally with the council inspecting. A victory? Certainly not. I received an eviction note within two weeks of the repairs (painting) being done. Was expecting things to go trough the normal route but he preferred to evict us illegally by changing locks, etc.

I don't know how the law works in England, its certainly seems that although there are rules in place, no one is there to enforce them, voiding most null. This current landlord for example never gave me the prescribed information for the deposit protection scheme, although the law says he has two weeks to do so... Bad luck...?

With the cost of moving a family and associated work/school distress during period its no wonder they take the !!!!. Most people like us just prefer to avoid issues as they always appear to win, one way or another...

G_M

cts_casemod wrote: »

.....
Ill try to leave a written note explaining the problems again and see how it goes. Nothing formal, just a written reminder. Failing that Ill get things a bit more formal.

.............

Good grief I give up.

There need be little difference between informal/formal in terms of the tone/wording, but for the sake of a stamp - do it properly.

Your 1st post shows you have a problem with this LL and want help dealing with it.

well then, take advice and deal!

[Deleted User]

If the LL insists on seeking the leak, your mobile should have a video function, just video the area the water is coming from and follow it down to any container for the water. Or use anything else you have that will record video.

That's what I did when I had a similar problem.

I definitely agree with you, many LL's, if the awkward type, know full well moving can be difficult and expensive.., and there is little you can do unless there is mould physically moving up the walls holding hands and singing (if you can convince environmental health to come round). I've been complaining about the electrics here for years.., just gone down to no lights in the bedroom because of the wiring (bare wires twisted together supplying halogen lights, they've fallen apart). Will be glad to leave here in many ways. Nothing I can do about most of the repair needs because they're not openly wearing a 'this is life threatening' sign until the electrics (for example) actually do start a fire.

cts_casemod

Update: He came the same day as the letter reached his mailbox.

My wife was caught by surprise: asks what they're doing on the back of the house: the leak is on the front, accessible trough the street. Some excuse he wanted to check another leak we haven't complained. Didn't fix the actual problem (yet).

We are terrified the way he acts. Being our neighbor, he simply removes the backyard fence from his side and has access to the property whenever he wants to do some 'checks'. No notice. It's like a police raid!

Weeks ago, we had a unexpected boiler check. He calls me and I'm at work. So the logical thing is to get his keys and do it anyway... Can he actually do this?

We're renting since the last week of August. I came to confirm no deposit was protected by calling the three companies and complained about this on the letter.

He gave my partner a blank DPS printed paper to sign. I'm obviously not signing anything until values, dates and what not are correctly filled.

This is all a bit awkward. Any advice?

squinz

I would hate living next door to the landlord. I would give your notice (if you can) and find elsewhere. All sounds very weird and everything on his terms.