Rental Plumbing Issues

HorrorHound

We moved into the house in June, we love the house! BUT since we moved in we have had trouble with a few small things and two big things. One of the windows doesn't close properly and needs replacing - we were promised it would be done before or right after we moved in and it still hasn't been. The other being plumbing - we discovered the pipes under the sink weren't great and had at some point leaked and damaged the cupboard door (it hangs off as the door has warped and only one hinge supports it so we have propped it up). This still hasn't been fixed but wasn't a huge deal as we hadn't seen more than the occasional drip though we did discover you can't turn off the water supply to the washing machine as the switch is rusted in the on position.

Sometimes when you drain the sink or washing machine the water bubbles up the drain. Today the cupboard and sink flooded completely while the washing machine was draining. We had to fill mixing bowls with the water to tip down the bathroom sink as it wouldn't drain. Estate agent isn't open yet so can't call - what is a reasonable expectation when we do speak to them? Can we insist on new pipes and door? Or are we just going to have to deal with them most likely just checking for a blockage and hope eventually they actually fix the issues?

Comms69

HorrorHound wrote: »

We moved into the house in June, we love the house! BUT since we moved in we have had trouble with a few small things and two big things. One of the windows doesn't close properly and needs replacing - we were promised it would be done before or right after we moved in and it still hasn't been. The other being plumbing - we discovered the pipes under the sink weren't great and had at some point leaked and damaged the cupboard door (it hangs off as the door has warped and only one hinge supports it so we have propped it up). This still hasn't been fixed but wasn't a huge deal as we hadn't seen more than the occasional drip though we did discover you can't turn off the water supply to the washing machine as the switch is rusted in the on position.

Sometimes when you drain the sink or washing machine the water bubbles up the drain. Today the cupboard and sink flooded completely while the washing machine was draining. We had to fill mixing bowls with the water to tip down the bathroom sink as it wouldn't drain. Estate agent isn't open yet so can't call - what is a reasonable expectation when we do speak to them? Can we insist on new pipes and door? Or are we just going to have to deal with them most likely just checking for a blockage and hope eventually they actually fix the issues?

don't drain the sink and the washing machine at the same time?


There is no blockage; it's just too much water going into the same pipe at the same time.


Agents aren't responsible so they wont fix anything. Landlord might.


To be honest it's not a big issue.

HorrorHound

Comms69 wrote: »

don't drain the sink and the washing machine at the same time?


There is no blockage; it's just too much water going into the same pipe at the same time.


Agents aren't responsible so they wont fix anything. Landlord might.


To be honest it's not a big issue.

Sorry for the confusion - we don't drain at the same time. I meant either of them being drained caused the issue rather than just the washing machine doing it else we would think the machine was causing it. We have no contact with the landlord, the estate agent manages the property as the landlord lives in Pakistan.

theartfullodger

You write (yes WRITE or email, keep copies..) a calm polite letter to landlord (yes, LANDLORD, copy agent) listing issues using draft on Shelter's guidance or private landlord repairs here.

https://england.shelter.org.uk/housing_advice/repairs/how_to_report_repairs_to_a_private_landlord


You should have an address for landlord, possibly c/o agent - otherwise no rent due! If no address ask agent in writing or, quicker, spend £3 with land registry and see what deeds show,....
https://www.gov.uk/search-property-information-land-registry



If not sorted follow further advice on Shelter's webpage.

Comms69

HorrorHound wrote: »

Sorry for the confusion - we don't drain at the same time. I meant either of them being drained caused the issue rather than just the washing machine doing it else we would think the machine was causing it. We have no contact with the landlord, the estate agent manages the property as the landlord lives in Pakistan.

Your contract is with the landlord.


I wouldn't expect a prompt response. Foreign landlords (as in landlords who live abroad; not citizenship wise) tend to ignore all but the most severe issues.

theartfullodger

Comms69 wrote: »

........ Foreign landlords (as in landlords who live abroad; not citizenship wise) tend to ignore all but the most severe issues.

Blimey, that's a bit kipper-esque!

We've quite enough home-grown landlords who ignore issues, sadly.

£5 to an agreed housing charity if you can produce any plausible independent evidence of your assertion, sir/madam!

Comms69

theartfullodger wrote: »

Blimey, that's a bit kipper-esque!

We've quite enough home-grown landlords who ignore issues, sadly.

£5 to an agreed housing charity if you can produce any plausible independent evidence of your assertion, sir/madam!

Just to be clear'; I'm not casting aspersion based upon nationality.


Whether it's ex-pats or foreign investors; being on the other side of the world makes a problem seem less significant.


It's human nature; we all see the suffering in war-torn countries; but somehow it's acceptable - out of sight, out of mind.


My assertion was based upon my experiences; so happy to correct that (I've had several non-resident landlords) part.


I'll certainly look into any studies; but im not sure they exist.


An FOI to some councils - particularly in London may be interesting for comparison.

Blackpool_Saver

Theartfullodger is correct of course, however, If your let is fully managed by the agency for the landlord then they are the people you contact. Often you don't get the landlord's address on your contract.The agency may have a pre-authorised amount which can be spent on repairs, or more likely they have to contact the landlord to ask him/her what they are allowed to do.
You need to put the whole story in writing to the landlord if you have their address, and the agency.
I recall hearing that you are supposed to have the landlords address on your contract, many still don't.

HorrorHound

Thank you everyone for the advice.

HorrorHound

Blackpool_Saver wrote: »

Theartfullodger is correct of course, however, If your let is fully managed by the agency for the landlord then they are the people you contact. Often you don't get the landlord's address on your contract.The agency may have a pre-authorised amount which can be spent on repairs, or more likely they have to contact the landlord to ask him/her what they are allowed to do.
You need to put the whole story in writing to the landlord if you have their address, and the agency.
I recall hearing that you are supposed to have the landlords address on your contract, many still don't.

We don't have any contact details for the landlord. We have a name but the agents were put in charge of the property. They manage it and can authorise repairs to a degree (though we don't know what that degree is). They have replaced and repaired all the minor issues and have a handy man and plumber on speed dial as they manage several of the properties for landlords.

We have put the issues and pictures in an email to the estate agents.

Blackpool_Saver

HorrorHound wrote: »

We don't have any contact details for the landlord. We have a name but the agents were put in charge of the property. They manage it and can authorise repairs to a degree (though we don't know what that degree is). They have replaced and repaired all the minor issues and have a handy man and plumber on speed dial as they manage several of the properties for landlords.

We have put the issues and pictures in an email to the estate agents.

Good luck, be polite but firm.