HMO and pennypinching landlord

StrugglingApprentice

Hi all,

I know there is likely to be some landlords among you so im expecting some hostility, but i just need to vent and perhaps get some advice.

I have been stuck living in a HMO for over a year now, the house is nice and all tenants get on for the most part.

The problem is the landlord/agency.

When something goes wrong in the house, such as the second hand cooker/freezer/washing machine breaks, or the sink is blocked, heating/hot water doesnt work it has taken weeks to so much as get a response let alone work done. I was showering at work for almost a month because the landlords contractor was "busy".

Then early this year the landlord himself turns up to install a device which lets him control the heating from an ipad, all while we are still waiting for responses on issues with the house. At this point i thought nothing of it until we had the late snow flurry and realised he had also turned the heat off.

He says the thermostat he fitted last year wasnt good enough and that the house cost him too much (locked with a code, i might add, with his own settings) so he has lowered the heating to 16-19 degrees for 2 hours in the morning then 2 hours in the evening. Although i have asked repeatedly for this to go back up, he refuses to even talk about it.

Amongst the 5 tenants here, we have decided to buy electric heaters because we are not putting up with being cold while paying our rent on time every time.

When the agency cleaner reported a load of heaters in the kitchen, the landlord turned up less than an hour later threatening evictions if we plan to use them to heat the house.

I am looking to move out before winter hits because i know the landlord will just turn everything off if it costs "too much".

What can i do? Any advice would be great.

csgohan4

time to find somewhere else to live. Life is about choices and you are not stuck unless your in contract

StrugglingApprentice

csgohan4 wrote: »

time to find somewhere else to live. Life is about choices and you are not stuck unless your in contract

I am in a contract until the start of december

Pixie5740

Where is this HMO? Scotland or England & Wales?

When did you last sign a TA?

StrugglingApprentice

Pixie5740 wrote: »

Where is this HMO? Scotland or England & Wales?

When did you last sign a TA?

Its in England, and i last signed up for 6 months on 2nd July

Pixie5740

Well in that case you have some protection for revenge evictions if you request repairs to the property.

Does the council require the HMO you live in to be licensed? It's not on controlling your heating so that the thermostat is down at 16/17 DegC and threatening you with eviction because you have electric heaters. If the rent isn't enough to cover your room and utilities he should increase it (using the correct processes) to a suitable level not harass you with cold living conditions.

anselld

Check with your Local Council on the rules for HMO Licensing.
Where I am, all HMOs need to be licensed and it is one of the licensing conditions that tenants must have control over their own heating system at all times.

Even in the absence of any Licensing Conditions you may invite the Council (Environmental Health or Housing Standards) to make a HHSRS inspection where the failure of the heating system to maintain a comfortable temperature will be classed as a hazard and can be taken to enforcement action.

Needless to say involving the Council will not make you popular with the Landlord but it may get things fixed (for future tenants).

StrugglingApprentice

I need to do more research, but i do know it is a licensed HMO and the landlord has a few.

A healthy indoor temperature is around 21˚C. There is small risk of health effects
below 19˚C. Below 16˚C, there are serious health risks for the elderly, including
greatly increased risks of respiratory and cardiovascular conditions. Below 10˚C a
great risk of hypothermia, especially for the elderly.

I took this from the housing health and safety guide for landlords. Im not elderly, nor are any of the other housemates but this morning when i left for work it was at 13 degrees C clearly indicating it hadnt been on all night.

theartfullodger

You seem to suggest landlord/agent has always been like this: So why did you sign up for a new fixed term rather than go only rolling periodic? (Which landlord cannot stop you doing)??

Basically, move: Enough time to find & plan a move to a new home.

Sorry to read the story but, with respect, the solution was & is in your hands...

Yes, there are bad landlords.

Yes, there are bad tenants:

- avoid both!

StrugglingApprentice

The landlord laid it on thick in the summer about selling the house and we had just got a load of work done so 4 of us did sign up thinking things had changed. Obviously not.

I do like the house and the location but the landlord is a jerk so i will be moving as soon as i can. It will leave me with nothing over christmas but i cant put up with it anymore.

It looks like at least 2 of the other tenants are doing the same so the landlord will have more empty rooms than tenanta when we go.

G_M

StrugglingApprentice wrote: »

Hi all,

I know there is likely to be some landlords among you so im expecting some hostility, .

Any hostility is directed at a landlord who gives us all a bad name!

1) check via council website if the HMO is licenced. If not, should it be

2) decide if what you want is
a) to get things improved and stay, or
b) to leave in Dec

If a) see below. If b) put your energy into looking for somewhere else for December or the new year.

3) Read how to deal with repairs. Note in particular the protection you can get (IF you do it right) from revenge eviction:
* Repairing Obligations: the law, common misconceptions, reporting/enforcing, retaliatory eviction & the new protection (2015)

4) what exactly does your tenancy say about
a) electricity usage
b) heating

5) Always communicate in writing so you have a record and history of complaints/reports and LL response

6) if you can act as a group you are stronger than acting individually - Losing one tenant is not the end of the world to a landlord. Losing a whole HMO house-full is not so easy for a LL to accept!