smashed window tonite rented house need advice

ben500

Fixed glass and sanitary wear are the responsibility of the buildings insurers not contents.

daelaan

squiggle37 wrote: »

btw still no joy from landlady i dont even know where she lives

To be honest, I find this more alarming than the random brick through the window - especially as all you currently have is a name and a mobile number. When this is all sorted out, you need to get that info asap. What on earth would you do if something serious went wrong with the property? A permanently switched off mobile phone after 8PM isn't going to be much use then...

Gorgeous_George

ben500 wrote: »

Fixed glass and sanitary wear are the responsibility of the buildings insurers not contents.

That is right if a claim was to be made.

My premium rose by about £60 following my claim last year. The LL may not wish to claim and any excess would probably cover the cost of replacement.

OP, be careful with the glass. If you feel competent, go ahead and replace it yourself.

Wear protective glasses and gloves.

Remove as much loose glass as possible taking care not to cut yourself.

Chisel out the putty that holds the old window in place and remove any panel pins that you find.

Run a thin bead of fresh linseed putty around the frame where the window will fit and place the glass against this. Carefully hammer in some panel pins (3 or 4 should be plenty). I find that resting the hammer head on the glass and hammering prevents you from breaking the glass.

Now, run a thicker bead of putty and use a putty knife to level it off at an angle. Leave it to dry before painting. Don't be tempted to check it too soon as you will spoil the finish.

Better still, find a nice chap to do it for you. A cup of tea and a 4 pack of beer should be sufficient reward.



GG

dolce_vita

Gorgeous_George wrote: »

That is right if a claim was to be made.

My premium rose by about £60 following my claim last year. The LL may not wish to claim and any excess would probably cover the cost of replacement.

OP, be careful with the glass. If you feel competent, go ahead and replace it yourself.

Wear protective glasses and gloves.

Remove as much loose glass as possible taking care not to cut yourself.

Chisel out the putty that holds the old window in place and remove any panel pins that you find.

Run a thin bead of fresh linseed putty around the frame where the window will fit and place the glass against this. Carefully hammer in some panel pins (3 or 4 should be plenty). I find that resting the hammer head on the glass and hammering prevents you from breaking the glass.

Now, run a thicker bead of putty and use a putty knife to level it off at an angle. Leave it to dry before painting. Don't be tempted to check it too soon as you will spoil the finish.

Better still, find a nice chap to do it for you. A cup of tea and a 4 pack of beer should be sufficient reward.



GG

Excellent instructions for replacing the glass George.

Unfortunately it's of no use since the OP's window is a PVC unit.

Gorgeous_George

dolce_vita wrote: »

Excellent instructions for replacing the glass George.

Unfortunately it's of no use since the OP's window is a PVC unit.

D'oh!

In that case, it should be even easier.

Use a flat blade (pallet knife should do) to lift the 4 removeable wedge shaped plastic pieces (usually on the inside of the glass). Pop in the new glass and push the plastic pieces back in.

You could forget the beer and just a cup of tea should suffice - perhaps a homemade scone (pronounced SKON as in none, one and gone).



GG

dolce_vita

That's more like it.

Now pay attention in future.

MissMoneypenny

PasturesNew wrote: »

But for a common scrote passing and lobbing missiles, I'd say that was buildings insurance. So the landlord's responsibility.

Definitely the LLs responsibility. The Office of Fair Trading has even mentioned about getting the tennant to pay for the glass in one of its unfair terms examples, in a contract. If the glass is broken by you, your relatives or your friends, then you pay, otherwise the LL pay. It should say this in your contract and if it doesn't your LL can re reported to the OFT. They won't deal in retrospect, but they can warn your LL not to use this again. A judge would be likely to use to use the OFT unfair terms and rule in your favour with costs against your LL. Much cheapoer for the LL to do the right thing in the beginning and get their contract legal.

You LL should have the correct wording in the contract.

Here is the link (page 80)
http://64.233.183.104/search?q=cache:8-140MWqONoJ:www.oft.gov.uk/shared_oft/reports/unfair_contract_terms/oft356.pdf+OFT+unfair+terms+in+tenency+contracts&hl=en&ct=clnk&cd=1&gl=uk&client=firefox-a#76

MissMoneypenny

Gorgeous_George wrote: »

Normally, glass is the responsibilty of the tenant but you could appeal to their better nature. Return their kindness and your tenancy will be better for it.



GG

GG you know that this is the LL responsibility, as there was a thread not so long ago about this and you were on it. Wasn't it you who said, when I cited the OFT and said that it was the LLs responsibility, that the LL could try to argue that if there was a computer that a thief could see? The OFT is quite clear who should pay in this case - the landlord- and LLs contracts should be clear on this too.

Here is that thread http://forums.moneysavingexpert.com/showthread.html?t=330565&page=2

ben500

Gorgeous_George wrote: »

That is right if a claim was to be made.

GG

My point being the fixed glass and sanitaryware is insured, if the LL chooses not to claim then the LL should shoulder any costs.

MissMoneypenny

squiggle37 wrote: »

btw still no joy from landlady i dont even know where she lives

"All landlords have to give their tenants their name and a UK contact address. If the property is managed by a letting or property agent, they must also provide you with the landlord's full name and address.
Any requests should be made in writing, you should also keep a copy of the letter and send it by recorded delivery, if you want proof of postage. If you don't get a reply in writing within 21 days of them receiving your letter, the landlord is committing a criminal offence.
Your next step could be to report your landlord to your local council's tenancy relations officer (TRO). TROs can get involved in disputes between landlord and tenants and can even prosecute the person who does not provide this information. You should also be able to get your landlord's details from the Land Registry. You can do this online by filling in a form and paying a small fee."
http://england.shelter.org.uk/advice/advice-3181.cfm