No rental contract, what are my rights?

AdrianC

jenberry wrote: »

last night I asked the landlord if it would be possible to fix the hot water and he said (in a kind manner) that it was unfixable

Cobblers. Of course it's "fixable".

What he means is that he cba to get it fixed, and/or it'll cost more than he wants to spend.

Even simply getting an electric shower and an under-sink water heater fitted would give you hot water, and could give him change from £300.
https://www.screwfix.com/p/triton-enrich-white-8-5kw-manual-electric-shower/52753
https://www.screwfix.com/p/redring-ms6-undersink-stored-water-heater-1-5kw-6ltr/5314p

So that's how little he values his tenant's basic comfort...

CIS

It's quite likely that it should be banded for council tax so you may well end up with a backdated demand notice once the valuation office & council become aware - most likely it was originally granted planning with caveats over the occupancy and not letting it out.

G_M

pinkshoes wrote: »

The LL has 30 days to protect the deposit and the OP has only been there 2 weeks...

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Good point. I missed that. Wait for the 30 days before mentioning deposit penalty!

tacticalbanjo

Surely your landlord is obliged to make sure there is working hot water by the Landlord and Tenant Act 1985 section 11?

https://www.legislation.gov.uk/ukpga/1985/70
Repairing obligations in short leases.
(1)In a lease to which this section applies (as to which, see sections 13 and 14) there is implied a covenant by the lessor—
(a)to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes),
(b)to keep in repair and proper working order the installations in the dwelling-house for the supply of water, gas and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences, but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity), and
(c)to keep in repair and proper working order the installations in the dwelling-house for space heating and heating water.

macman

So the LL is a lawyer, but 'she doesn't do contracts'. I think I'd be steering clear of her if I wanted any legal advice!
OP: you hold all the cards here: your lazy, incompetent LL is breaking every rule in the book. And unlikely to have permission to let, or to be declaring the income. You can dictate your own terms for departure.
If there are installed hot taps, then the lack of hot water is ludicrous. It's not a 'quirk' of the property!

Smodlet

macman wrote: »

So the LL is a lawyer, but 'she doesn't do contracts'. I think I'd be steering clear of her if I wanted any legal advice!
OP: you hold all the cards here: your lazy, incompetent LL is breaking every rule in the book. And unlikely to have permission to let, or to be declaring the income. You can dictate your own terms for departure.
If there are installed hot taps, then the lack of hot water is ludicrous. It's not a 'quirk' of the property!

I can believe I missed that point but could you please point out just where in this thread it states the LL is a lawyer?

Jenniefour

Smodlet, post 12 -

jenberry wrote: »

And the landlord is a lawyer!!

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Not looking good for the lawyer landlord.

Smodlet

Jenniefour wrote: »

Smodlet, post 12 - .

Not looking good for the lawyer landlord.

Thank you, Jenniefour. Missed it. Heaven help the OP.

theartfullodger

pinkshoes wrote: »

The LL has 30 days to protect the deposit and the OP has only been there 2 weeks...
..............

Those 30 days run from when deposit was paid: OP When did you pay the deposit?? (Could have been 3 weeks before moving in..)

deFoix

Dear GM,

ALL contracts are “verbal” contracts i.e. use verbs. I think you are referring to an “oral” contact, using spoken communication.

Kind regards,