Banging noise from pipes in newly rented flat -Advice needed

Skiddaw1

That would drive me nuts @mitchy78 . I don't think you're over-reacting. Can't suggest anything that hasn't already been suggested but I hope you can sort it out.

Michy78

Is anyone knows my legal rights as i feel the flat has been false advertised by the agency and this issue that i have was very likely an already existing issue ? Who can i complaint to if the agency twisted the assessment of the plumbers making it look like it is responsibility of my neighbour to rectify this issue when in fact the noisy pipes are inside this flat

anselld

Michy78 said:

Is anyone knows my legal rights as i feel the flat has been false advertised by the agency and this issue that i have was very likely an already existing issue ? Who can i complaint to if the agency twisted the assessment of the plumbers making it look like it is responsibility of my neighbour to rectify this issue when in fact the noisy pipes are inside this flat

Your legal rights are to have it repaired which is why I said in the first reply "Report in writing to the address for serving notices in your contract."

This would be followed up using the Shelter described process if the Landlord fails to rectify... https://england.shelter.org.uk/housing_advice/repairs/what_to_do_if_your_private_landlord_wont_do_repairs

Weathergirl_76

Whoever rents this flat, will have this same issue. I would like to think it’s in their interest to get this resolved.  As the others have said, write to whoever needs to know pointing out the issues and the impact of those issues on your day to life. It. Ah be worth seeking advice from Citizens Advice Bureau to know what your rights are, and where you stand legally. I can’t see that these noises would be evident on a viewing, so I would be taking it further. It would be interesting to know how many other times before you took on the flat it has been rented out. It may well be that it changes tenants every 6 months because of this issue. 

Michy78

Unfortunately i cannot manage to contact Shelter or the Citizen Advice Bureau. I tried both already and cannot get to speak with anyone or get a reply even via email when contacted them for a separate issue . The address for serving notices is my agency which have been already liaising with so i already told them that this issue is affecting me , that i have been paying for 1 bedroom flat without been able to use it. I have also a feeling that the plumber are friends with the landlord and twisted the report to justify the fact that cannot complete the repair as the pipes bang when my neighbours open their water taps in the toilet and more likely kitchen too which is below my storage bedroom space
In my contract i can see there is some paperwork to complain about the agency to Property Redness Scheme, but i am not sure if it is appropriate to complaint about the agency who represents me and also the landlord at the same time

anselld

Michy78 said:

 The address for serving notices is my agency which have been already liaising with so i already told them that this issue is affecting me , that i have been paying for 1 bedroom flat without been able to use it.

Yes, but have you "served notice" at the address for serving notices.  That is written notice on paper, retaining a copy.

This is the first step in the Shelter process from the above link.  You need to follow the whole process in exact detail.  Shelter will advise the same when you do manage to contact them.  You cannot take shortcuts and assume that a phone call or text is sufficient.  Get the pen and paper out!

Michy78

@anselld Thank you for your advice . I have not served notice as i would like to keep it as civil as possible although i clearly told them in writing via email that i am frustrated and unhappy about the situation.
I am worried about what the plumber which is one of the maintenance contractor wrote in the report to my estate agent when he visited.When i got the email from one of the agent in regards of this , it seems they were lot of discrepancies and the plumber dismissed the noise i hear as a minor click .
I don't know my full rights in this tricky situation as i am unsure if the noise issue can be categorized as disrepair or maintenance refusal. 
Shelter will not reply to me , i tried to log on a they never someone online and when i called several times , the call get disconnected by them even if i select it is an urgent matter

allypally26

You aren’t getting the point you need to complain by writing, pen and paper email is not sufficient unless your agreement says so. 

Then is part of the process using the shelter link. 

Until you have written with pen and paper you have not legally complained. 

Michy78

@allypally26 thank you for the explanation , so i have to make it formal and complains to them in order to take it further . I guess i have to send the letter with the proof of signature to make sure they don't claim they didn't receive it

anselld

Michy78 said:

@allypally26 thank you for the explanation , so i have to make it formal and complains to them in order to take it further . I guess i have to send the letter with the proof of signature to make sure they don't claim they didn't receive it

You can post by first class post, retain a copy with proof of posting.
To be clear, the address for serving notices is the official route for reporting all issues relating to the tenancy.  Thus it is perfectly sensible to report all repair issues in this way to ensure they are properly logged.  It is not just for complaints or escalation or for ending the tenancy.  Report repairs by phone or email for speed by all means but always follow up with letter for the record.