Compensation for issues when moving into a rental

ollyole

LEJC wrote: »

Then if that is your "gripe" so to speak and I apologise if iv'e not picked the right word......the issue of compensation would not be with you but with the LL making that claim from the management agency.

Someone else earlier pointed out that the actual contract with the management company is between the LL and agent....absolutely correct.
The contract you have is with the LL.
Therefore if the managing agent has not done what they contracted to do in their contract between themselves and the LL to ready the property then its the LL who needs to persue as its he/she who pays for that service and has not received it ...not you.

You are correct of course. But where does that leave me, I can't contact the LL directly and their failings left me with a really stressful first 5 days.

LEJC

ollyole wrote: »

You are correct of course. But where does that leave me, I can't contact the LL directly and their failings left me with a really stressful first 5 days.

why cant you contact the LL direct?

ollyole

LEJC wrote: »

why cant you contact the LL direct?

It's the lettings agency that manage the property and I pay my rent to. Although it has the LL's name on the tenancy agreement, his address is listed as the lettings' agency address. I don't have contact details for him.

So I'm in a situation whereby all my contact is through the lettings agency who in turn ask the landlord for permission to go ahead with repairs etc.

I had the same setup in my previous 2 rentals, I assumed this was normal?

G_M

See Landlord & Tenant Act 1985 section 1:

1 Disclosure of landlord’s identity.

(1)If the tenant of premises occupied as a dwelling makes a written request for the landlord’s name and address to—

(a)any person who demands, or the last person who received, rent payable under the tenancy, or

(b)any other person for the time being acting as agent for the landlord, in relation to the tenancy,

that person shall supply the tenant with a written statement of the landlord’s name and address within the period of 21 days beginning with the day on which he receives the request.

(2)A person who, without reasonable excuse, fails to comply with subsection (1) commits a summary offence and is liable on conviction to a fine not exceeding level 4 on the standard scale.

LEJC

ollyole wrote: »

It's the lettings agency that manage the property and I pay my rent to. Although it has the LL's name on the tenancy agreement, his address is listed as the lettings' agency address. I don't have contact details for him.

So I'm in a situation whereby all my contact is through the lettings agency who in turn ask the landlord for permission to go ahead with repairs etc.

I had the same setup in my previous 2 rentals, I assumed this was normal?

It's correct that you should be directing queries and requests through the agent however you are entitled to ask for contact details for the LL especially if you have raised an issue with them such as the keys and they have said they are not prepared to help.

Moving by its nature can be stressful both for tenants and homeowners,and whilst most will sympathise with you and say it is stressful in my opinion the 5 days you say you have suffered is probably par for the course....some moves go easier than others.

Try and get the keys sorted...thats possibly your main point of contact going forward.
Whilst I commend the managing agent for their quick response to you over telling you to get some keys cut yourself it might be worthwile reminding them that of course you can do that but those keys remain your property and possession when you leave the flat,and as such if the locks were not changed you may be able to gain access using your own key at a future date!!!!
That should prompt them into issuing you with a second set that of course you will return at the end of your tenancy.

Dont sweat the small stuff...it's just a couple of weeks in your life...get this sorted and forget it.
Acouple of polite emails going forward,no mention of rebates/compo or whatever and enjoy living in your new home.

ollyole

Thanks, I did read that but assumed if I requested the LL's details, they would just give me his name and address that is on the tenancy agreement, i.e. his name and their address? Has this act been updated to include a contact number or email address?

LEJC

In the first instance it's always good to put pen to paper....

you could then ask in your written communication if there is a more suitable email or number they can be contacted on should the need arise

aneary

ollyole wrote: »

Thanks, I did read that but assumed if I requested the LL's details, they would just give me his name and address that is on the tenancy agreement, i.e. his name and their address? Has this act been updated to include a contact number or email address?

Everything should be directed in writing (paper and pen).

ollyole

Thanks for the responses guys.

LEJC

Remember it's always better to be polite when communicating....accusations and demands dont get people on your side.

If you do contact the LL do so in a friendly manner they are likely to be much more receptive to this and going forward your tenancy is likely to be less fraught.