Advice on pursuing a matter with letting agent

diningphilosopher

Hi,

So I just recently moved into a new let. On the day I moved in, I discovered that the ceiling light in the room doesn't work and letting agent told me that it has been disabled due to some safety issues and only replaced it with some lousy wall lamp. Now I feel like the room doesn't have enough lighting and has been suffering ever since I moved in. This issue is definitely not mentioned to me beforehand during the time of viewing and contract signing.

I've been complaining to the agency but they don't seem to be cooperative. They told me that they can add another floor lamp and that's all they can provide as that's what provided by the landlord. I'd like to take an advice here on how I can pursue this matter futher. Had this been disclosed to me before contract signing, I'd definitely not take this let. Thanks

G_M

If this is a current safety issue, it needs to be resolved. However it sounds like there was a safety issue, but this was resolved by disconnecting the ceiling light.


So the issue is that the lighting is poor, and also not as you'd expected.


Put your request for the ceiling light to be repaired and made functional in writing. Address it to the landlord, at the address provided 'for serving notices' (see you contract). Also ask for a date when you can expect the repair to be undertaken. Send a copy to the agent.


There's no guarantee it will be done, and not a lot yu can do. I suppose you could follow the Shelter process for paying for the repair yourself and deducting from future rent, but if so you must follow the process precisely.



Shelter ( claiming back cost of repairs via rent)

Davesnave

If GM's solution doesn't work, or seems to be taking forever, you might put up your own ceiling light, run from a wall socket. Only use a plastic light fitting.

If there's something left there to hang it from securely, that's the main difficulty sorted and you just need to devise a way of securing the relatively thin cable required to the ceiling without leaving marks you can't disguise on leaving.

Obviously, the wire used should be capable of carrying mains voltage, which you can get advice on if unsure, but it won't draw much current if you use an LED bulb, which are usually well below 20w.

Not elegant, but your eyesight's important.

diningphilosopher

To be honest, I'd prefer to pursue the agency since they were advertising this room as fully furnished and this information was left out which I think was done intentionally. Is it possible for me to pursue them for misleading omission? Thanks

G_M

The agent is just acting as... well,... an agent for the landlord. Your contract is with the landlord. Anything the agent say or does, they do on behalf of the landlord.


It is ultimately the landlord who is responsible for the state of the property, your contract and everything else connected with your tenancy.


Having said that, leting agents do have to comply with the code of practice of the relevant ombudsman - which one does this agent belong to?


* The Property Ombudsman
* Property Redress Scheme



Check their code of practice.

diningphilosopher

I just checked and they belong to Property Redress Scheme...

csgohan4

I wouldn't hold your breathe on fixing the ceiling light, which is just that, a light. Do something yourself in the meantime

MaiseMeal

For now, you can buy a really bright white bulb from amazon. I'm using: AURAGLOW Super Bright 16w LED B22 Bayonet Light Bulb, Cool White, 6500K -1521 Lumens - 100w EQV - Dimmable [Energy Class A+]


The 6500K is great! Feels like daytime in my room.

AdrianC

MaiseMeal wrote: »

For now, you can buy a really bright white bulb from amazon. I'm using: AURAGLOW Super Bright 16w LED B22 Bayonet Light Bulb, Cool White, 6500K -1521 Lumens - 100w EQV - Dimmable [Energy Class A+]

The 6500K is great! Feels like daytime in my room.

6500K isn't the brightness, it's colour temperature. 6500K is getting away from the whites and into the blues.


1521 lumens is the brightness, towards the lower end of what you'd expect from an old 100w filament bulb.


OP - just accept that the ceiling light isn't going to work, and take them up on an additional floor light, supplemented by better task lighting where you need it.