Rented: Heating issues

lsgirl2

Hi,

I moved into a rented flat at the beginning of Jan and when we moved in we realised that 2 out of the 3 storage heaters in the flat did not work and we informed the LL immediately. He provided us with 2 plug in convector heaters, but we expressed that this could only be a temporary measure as our flat runs on economy 7 costing us more to use the convection heaters during the day rate hours than it does to charge up the storage heaters overnight. During the weeks after we have tried to chase him up on fixing the actually storage heating system to with calls/whatsapp messages to which most times the LL says they are working on it. We had them come to our house once with a heating inspector who didn't know anything about storage heating, measured up the open space and simply said that even if the storage heaters work they are still not powerful enough and a larger one would be needed for the living room. He tried to sell the LL a different type of heating system not used on economy 7 (my fear was that it would increase the electric bills too high as a result). The LL said it was too expensive and wanted us to wait until we paid rent before he looked at a perm solution. I'm not sure where we stand on this issue as to date dispite calling, emailing, sending whatsapps we still have no solution and the 2 convection heaters in my opinion are an issue as im sure they are costing us more and not maintaining the heat in the house. Does anyone have any suggestions to where to go from here - this is the first time i've moved away from home and i don't really want to fall out with the LL,

Thanks, L

theartfullodger

You write (yes, WRITE!) to the landlord, copy any agent, keep copy a letter using the Shelter guidance and suggested letter layout here...
https://england.shelter.org.uk/housing_advice/repairs/how_to_report_repairs_to_a_private_landlord

- if he doesn't sort it (AFTER the letter is sent) see here for what to do and how to involve council.
https://england.shelter.org.uk/housing_advice/repairs/what_to_do_if_your_landlord_wont_do_repairs

Suspect you saw a salesman, not anyone who knew what he was doing

silvercar

All communication with the landlord should be in writing, if you want the complaint to be taken seriously.

The landlord has an obligation to maintain the heating system. He is not obliged to improve it.

Should the system develop a fault, the landlord is obliged to fix it. He has provided temporary heating in the meantime, it is your choice how long you keep it on for.

lsgirl2

Hi,

Thanks for responding. I should have clarified why i have only written to LL via email - the address we have been given for LL in our tenancy agreement is in fact the overall house here which is split into the individual flats and he actually resides somewhere else unknown to us - in which case it seemed pointless to address a letter to the building in which we live where the LL will not receive it? I feel like the LL doesn't take the complaint seriously as in their mind the convection heaters are viable - however i disagree. I will take a look at the attachment from shelter, any advice on what to do in terms of the letter itself as neither the LL or the agency has provided us with an actual address for the LL?

ProDave

Has he had anyone to look at the storage heaters to repair them?

Sometimes you might need a new part that has to be ordered.

lsgirl2

Hi,
The LL told us he was sending someone round to take a look at the storage heating about a month ago - turns out the guy knew nothing about storage heating as he was a seller of some other kind of heating system that doesn't run of economy 7. Since then he's told us that the cost is too much and asked us to wait until we paid rent at beginning of feb which we did. We then chased him up on it but all he has said since is simply "i'm working on it"

I don't know anything about the heaters much myself, just the setting on the side and how to use them
Thanks,
L

Smodlet

The LL has to provide a UK address "for the serving of notices" by law. What if one of his/her tenants wished to end their tenancy? Should they write to a building in which they knew the LL would be unable to receive letters? Suggest you raise this with him/her.

For the moment, if the address of your building is the address you have been given for the serving of notices, I can only suggest you do that. You will then have complied with the law.

It sounds as if your LL needs to get a clue unless there is more to this story.

lsgirl2

Hi Smodlet,

Thanks - perhaps i should do that and simply inform LL that there is a letter here for them? I did think it was odd to have their address as the address of the building, but assumed before moving in that perhaps they too lived here but having met the neighbours i now know thats not the case,

Thanks,
L

Pixie5740

Are you using any of the storage heaters in the property? If not would it be less expensive in the interim to change to a different tariff rather than remaining on Economy 7?

As for the address in your tenancy agreement being the same as the house in which the flat you live in is located sounds a bit dodgy to me. I wonder if your landlord got planning permission to turn the house into flats....

You should still send a letter to the address for the serving of notice no matter how daft it seems and follow the process outlined by Shelter in the link Artful has provided.

Pixie5740

Smodlet wrote: »

The LL has to provide a UK address "for the serving of notices" by law. What if one of his/her tenants wished to end their tenancy? Should they write to a building in which they knew the LL would be unable to receive letters? Suggest you raise this with him/her.

Specifically for AST the address has to be in England or Wales.

I'm not sure I would highlight it to the landlord. I doubt it's a mistake that the landlord has made and would put money on the address being used to hide some dodgy dealings from the council or some other government body.

lsgirl2

Hi Pixie,

1 of the storage heaters does work. To be honest, i wasn't aware that switching to an ordinary non economy 7 tarrif was something we could do, so thanks for that insight,

L