Landlord slow to do major repairs - unsure of what to do

SandyM1970

Hi everyone. 

My husband and I are renting a 4 bed house with a first time landlord. We have three very small children, all under the ages of 4. 

2 weeks ago our ceiling in the living room collapsed due to a leak in the above bathroom. By collapsed I mean our living room was literally covered in debris and dust and there is a huge hole in the ceiling where we can see the bath above. We’ve had to take baths at our parents houses and have been staying in a hotel for the past week but can no longer afford it so have had to move back into the house. 

The landlord was informed of this and got a plumber out to fix the leak. Apparently it was something to do with the bathroom, I’m not sure what. The plumber told my husband that he has worked on this house for a few years and the landlord has considered selling it because it has had 3-4 issues with leakages now in the past 2 years. 

He apparently fixed the leak and later that day the landlord came over to look at the damage to the ceiling. He basically just said he was sorry for the inconvenience but he wouldn’t be able to get anyone out to fix the ceiling for weeks because every contractor he knows is busy/booked up. 

This just didnt sit right with my husband or I. He hasn’t even attempted to get a contractor out to look at the damage so won’t have received any quotes. Surely there are also emergency contractors for such jobs?

We have had to keep our children away from the downstairs of the house due to the fact debris still keeps falling from the hole. 

The landlord knows this but just kept apologising for the inconvenience.

anyway, last night the ceiling collapsed even further. It turns out the plumber hasn’t fixed the leak at all and we’ve had yet another flood. Simply because my 4 year old flushed the toilet upstairs. 

I’m at a total loss. The landlord has again said the plumber will be out today but he still can’t do anything about the totally collapsed ceiling as he can’t find a contractor. 

Surely to god this is a huge, HUGE safety issue? My husband and I have no idea what to do as first time renters. It is a private LL. not through an agency. 

We can’t really rent anywhere new on account the rental market at the moment is insane. You are put on huge waiting lists to even view a property only to be then told the landlord of that property has 30 applicants to choose from and we’d never get close to renting anywhere new. 

Any advice? I have no idea where else to turn.

thank you 

caprikid1

I am both a private Landlord and obviously a home owner, I find it terribly difficult to find good contractors at the moment, I do my best to be an easy customer, pay instantly ,don't request multiple quotes etc but it can be really difficult, even when you get quoted on work then it can be near impossible to get people out.

That said if that had been my house I think I would have cut back the hole and plasterboarded it myself whilst I awaited a plasterer, I may have even had a go myself at plastering it to tidy it up.

Incidentally I did have a ceiling collapse which happened just before my tenants went away for a weeks holiday, it was an old lath and plaster ceiling, I had the ceiling replaced and painted for when they returned.

caprikid1

I should add when I have trouble getting contactors for minor work the tenants have assisted with finding contractors and just letting me know the cost, it can often be quicker with the tenant able to arrange quotes and work when convenient to them.

daveyjp

The local council environmental health department should have a private sector rentals team who will be able to assist.

canaldumidi

Environmental Halth. Now.

Property is arguably uninhabitable so LL should offer alternative accomodation - hotel if necessay. Hopfully he'll have LL insurance which should cover this, if not it's his expense.

Get everything down in writing. Yes, a letter, sent to the LL at the address 'for serving notices' (should be on the tenancy agreement). Polities brief and clear: document what happened, with dates, when/how you reported it, date plumber came etc. Keep it factual. Also list any damage to your possessions.

And end by asking where he intends to accommodate you pending the repair, and suggest that if no arrangement is made you'll check into the xxx (local cheap hotel) at £X per night, and forward him the invoice as the property is uninhabitable. Refer to Homes (Fitness for Human Habitation) Act 2018

Meanwhile, contact EH.

Post 2: Repairing Obligations: the law, common misconceptions, reporting/enforcing, retaliatory eviction & the new tenant protection (2015) plus the Homes (Fitness for Human Habitation) Act 2018

deannagone

I wouldn't offer to pay for repairs myself, this will be expensive and there's no surety the leak has been fixed.  There is also a procedure for this kind of arrangement that has to be followed https://england.shelter.org.uk/housing_advice/repairs/what_to_do_if_your_private_landlord_wont_do_repairs.  I think you need more urgent repairs than this process will allow.  I would contact Environmental Health today, by phone.  Also ask if there is an email you can send photos of the problem (the hole from the lounge and in the bathroom) too.  I would also write to the LL giving a brief time line and saying you have called Environmental Health. 

Personally I wouldn't be keen on walking in a bathroom with a big hole in it and the floor being suspect, and possibly further damage being caused if the leak has still not been fixed.  He should have at the very least, made the floor safe and boarded it over.  At the very least.

I had a similar problem with a leaking toilet in a council property.  It was caused by an ancient u bend and the pipe next to it.  Problem was, the plumber who came round replaced one leaking pipe, left the other one so I had to call repairs again, meaning more leaks occurred.  I am left with dampness under the bathroom floor and it reeks as I walk down the stairs (under where the leak was).  But obviously nothing like your problem.  

Hopefully knowing Environmental Health have been called will speed the LL up.  I would make sure to speak to the next plumber so you know exactly where he thinks the problem is.  I kept up to speed with any repairs my LL did (he didn't do much lol) and what needed to be done (which he often didn't).  But in this situation, call Environmental Health, explain about the hole in the floor, the risks to your family and you have no idea if the leak has been fixed.  Hopefully this will get them to come round pretty quickly.

Be aware though, that the LL may decide to not be a LL anymore and issue a S21 at the first opportunity (he can't if you are still in a fixed term so you will still have time to find another property).  I hope you are able to find another one although I appreciate this isn't easy.

saajan_12

SandyM1970 said:

Hi everyone. 

My husband and I are renting a 4 bed house with a first time landlord. We have three very small children, all under the ages of 4. 

2 weeks ago our ceiling in the living room collapsed due to a leak in the above bathroom. By collapsed I mean our living room was literally covered in debris and dust and there is a huge hole in the ceiling where we can see the bath above. We’ve had to take baths at our parents houses and have been staying in a hotel for the past week but can no longer afford it so have had to move back into the house. - so the hotel may / may not be reimbursible depending on how much of the rest of the house is habitable, and paying for bathing facilities elsewhere. 

The landlord was informed of this and got a plumber out to fix the leak. - have you reported this in writing to the 'address for serving notices'? If not, do that now to make sure you're covered. Apparently it was something to do with the bathroom, I’m not sure what. The plumber told my husband that he has worked on this house for a few years and the landlord has considered selling it because it has had 3-4 issues with leakages now in the past 2 years. - okay, may / may not be relevant for this particular leak. 

He apparently fixed the leak and later that day the landlord came over to look at the damage to the ceiling. He basically just said he was sorry for the inconvenience but he wouldn’t be able to get anyone out to fix the ceiling for weeks because every contractor he knows is busy/booked up. - considering the scale of the damage, I think it would be reasonable to then look for other contractors from say a general search, who don't have to wait weeks. 

This just didnt sit right with my husband or I. He hasn’t even attempted to get a contractor out to look at the damage so won’t have received any quotes. Surely there are also emergency contractors for such jobs?

We have had to keep our children away from the downstairs of the house due to the fact debris still keeps falling from the hole. - is it possible to say close off the door to the living room and is that separate enough to hallway / kitchen etc? Goes to safety and hence habitability of the house.. 

The landlord knows this but just kept apologising for the inconvenience.

anyway, last night the ceiling collapsed even further. It turns out the plumber hasn’t fixed the leak at all and we’ve had yet another flood. Simply because my 4 year old flushed the toilet upstairs. - has the LL been able to see the damage and has anyone informed you not to use the toilet? If yes, then you don't want to be making the problem worse. If not, then ignore me. 

I’m at a total loss. The landlord has again said the plumber will be out today but he still can’t do anything about the totally collapsed ceiling as he can’t find a contractor. 

Surely to god this is a huge, HUGE safety issue? My husband and I have no idea what to do as first time renters. It is a private LL. not through an agency. - doesn't matter in terms of the LL's responsibility, they still have to keep up with repair obligations. 

We can’t really rent anywhere new on account the rental market at the moment is insane. You are put on huge waiting lists to even view a property only to be then told the landlord of that property has 30 applicants to choose from and we’d never get close to renting anywhere new. - if this could take weeks to actually get resolved and its currently uninhabitable, you could keep trying to look and try to negotiate with the LL to come to a settlement eg for your moving costs + difference in rent in return for you moving out and the LL fixing at their own pace (without a tenant who they have to find short accommodation for etc)

Any advice? I have no idea where else to turn.

thank you 

Gosh, sounds like you're having a terrible time - the initial leak is something that just happens, but the LL should be responding much faster than leaving it a few weeks. Make sure you've reported in writing, and then start following the process. ITs not your responsibility, but for your sake, you could try finding a contractor for the LL - note don't agree or pay them as you don't have a right to deduct from rent until you've gone through the process, but you can always suggest it to the LL (with the heavy hint that if they don't and cause delays then you and Environmental Health will have a problem). 

Thrugelmir

Good luck in finding available tradespeople. Past 18 months has been a nightmare for private owners too. 

FreeBear

Thrugelmir said: Good luck in finding available tradespeople. Past 18 months has been a nightmare for private owners too. 

It is not just reliable/quality tradespeople that are in short supply. During the summer, basic materials such as plaster were being rationed by suppliers. Not sure what the current state of supply is like, but hopefully, things have eased up.

Amixo3032

Enviromental
health NOW !!

and if I was you threaten to NOT PAY THE LANDLORD / LADY RENT UNTILL THEY SORT THE DAMAGE. 

And if they don’t listen to that , leave the property and find somewhere else 

Thrugelmir

FreeBear said:

Thrugelmir said: Good luck in finding available tradespeople. Past 18 months has been a nightmare for private owners too. 

It is not just reliable/quality tradespeople that are in short supply. During the summer, basic materials such as plaster were being rationed by suppliers. Not sure what the current state of supply is like, but hopefully, things have eased up.

In ove instance. Took us 14 weeks just to repair and upgrade a leaking shower. A combination of both labour and availability of materials causing the delay.