heating/hot water problems- renting.

primalmother

I am coming to the end of my 6 month fixed term tenancy and have been served with a section 21 and have agreed to move out at the end of November.
The property I am currently renting is via a letting agent that also manages the property.
The heating system is a very hold warm air heating and hot water system that has been working terribly since I first started renting the property a year ago.
I have complained several times to the letting agent as the system has been blowing out barely warm air in the bedrooms or not producing any heat at all and the hot water was only coming out luke warm.
This summer the engineer came to do the gas safety check and said it was safe but running incredibly inefficiently and needed a service.
it stopped working completely over last weekend and I could get the pilot light to work but couldn't get it to start up for the heating or hot water.
I have an emersion heater that on work intermittently and is either boiling hot or wont come on and I have a gas fire in the downstairs living room that just about heats that room but the bedrooms are freezing and the house is really damp.
I informed my letting agent about the repair needed but they are unable to get hold of the landlord and therefor wont send a contractor to look at it.
I have an 8 week old baby too and this still doesn't seem to be a priority.
What right if any do I have to get my own contractor and in what timeframe shall I do this and apply for reimbursement from the agent/landlord.
I cant go much longer in a cold house with a tiny baby and children with skin allergies and bad chests that are set off by damp.
many thanks

G_M

See:

* Repairing Obligations: the law, common misconceptions, reporting/enforcing, retaliatory eviction & the new protection (2015)

primalmother

so from my understanding the landlord is obligated to fix this under
The Landlord & Tenant Act 1985 Ss 10
'maintaining space heating and hot water'
how long is condidered reasonable to be waiting for these repairs and do I continue to contact the estate agent or shall I write to the landlord

[Deleted User]

I think you need to put everything you have into finding somewhere else to live. Remember you need a reference. I'm not saying the hot water and heating problems shouldn't be fixed.., but you've got a short time left.., concentrate on getting out. From what you've said, you've asked to have the heating etc fixed repeatedly (did you write a letter?). Now its time to move on as quickly as you can and breath a sigh of relief. Even if they decide to get an engineer round, you'll get very limited use of it.

G_M

Did you receive the S21 before or after first reporting the heating problem?

How did you report it?

Do you want to stay or leave?

primalmother

I received the section 21 before I reported the problem again, the intermittent heating etc has been an ongoing problem that I have been reporting since the start of my tenancy but it stopped working completely after I was served with the s21.
I have already received a reference for another property and I am moving out yes, but I cant go another 6 weeks without it working, I cant get school uniform etc dry, the house is cold and damp and we need to take a bath without having to boil the kettle and have pots boiling on the stove just to bath the kids. I took the kids swimming twice last week just so I could have a shower. £8 is an expensive shower!!!

FBaby

Keep calling the letting agency or contact the landlord directly if you have their contact. Don't say much, just that hot water and heating don't work at all, that you have to boil water to wash, and ask the agency if they managed to get a hold of the landlord. Make the call twice a day until they decide to make you a priority and do a bit more than leaving a message on landlord voicemail, or maybe even just an email.

If they come back to say that landlord has said they will do nothing, then unfortunately, the steps that you will need to take to deal with it means that you'll probably be gone by the time something is done about it.

Really wish there was a 'bad landlord' registry for other potential tenants to be able to access first before deciding on renting a house.

anselld

Invite the Council (Environmental Health) to make a HHSRS Inspection of the property.

primalmother

FBaby wrote: »

Keep calling the letting agency or contact the landlord directly if you have their contact. Don't say much, just that hot water and heating don't work at all, that you have to boil water to wash, and ask the agency if they managed to get a hold of the landlord. Make the call twice a day until they decide to make you a priority and do a bit more than leaving a message on landlord voicemail, or maybe even just an email.

If they come back to say that landlord has said they will do nothing, then unfortunately, the steps that you will need to take to deal with it means that you'll probably be gone by the time something is done about it.

Really wish there was a 'bad landlord' registry for other potential tenants to be able to access first before deciding on renting a house.

The problem seem to be that the letting agent instructs a separate management company who have to get permission from the landlord before they can say yes to any work.
I called them back today and said if they don't get someone out to look at it by Monday then I will be instructing a heating engineer and will bill them for it. Well- 10 mins later I got a text from the landlords heating engineer to say he would be out within the hour- he came out, said the boiler/ system is over 20 years old and that the cost of repair far exceeded getting a new boiler and heating system.
Called letting agents back who contacted the landlord who will provide convector heaters until I move out as she is not prepared to fix it if I'm only here for another 2-6 weeks.
Doesn't solve the hot water issue but at least we will be warm and I have gym membership that I will use this weekend to take the kids for a shower.