Can I claim rent reduction due to excessive building noise and landlord’s misrepresentation ??

diystarter7

ARenter said:

Just yet another scumbag money-grubbing landlord taking advantage of the UK's insane utterly broken property market.

I've known people via friends, work etc that did not have a penny to their name and they rent out several properties.
Why don't you buy your own place and then rent out a room etc then take a second mortgage etc and BTL.
I'm sure you'd make a great LL as you appear to be suffering from what you posted.

So why not try to fix the "broken market."?

We hear reports of people coming to the uk and other countries with only a few quid in their pocket and before you know it they are relatively well off but it comes via hard work up to 80 hours a week, no hols, flash cars, flash mobiles eating out etc etc - millions have done it, so give it a go.

I never thought we'd be able to pay our mortgage off for years, the 25-year term we paid it off within 9yrs a couple of months.

My children have taken out scary mortgages, they work hard longer hours and along the way get better paid jobs and fewer hours and before you know it the stress of paying mortgages etc wears off - beats living in someone else's place you have no respect for or them for you.

Mr.Generous

TonyTeacake said:

Mr.Generous said:

Turn the radiators off and I'd say be thankful the landlord is spending a fortune fixing the roof. I'd imagine quite a few renters are in the opposite predicament where the landdlord won't carry out expensive repairs.

What a lovely reply. Obviously a landlord.

Ah but I'm right though. The Op doesn't want to turn it off or he'd have nothing to moan about. Also the money grabbing swine of a landlord shouldn't fix the roof until it's leaked into everybody's room in case the noise gets on someone's wick.

rincha

ARenter said:

I started renting a ‘studio apartment’ (i.e. a bedsit) in January this year in a three-storey 1930s block – residents are a mix of renters and leaseholders. I am considering asking for rent reduction due to two main issues:

1. Upon moving in I noticed that there is no way to turn off the radiator, as it is controlled centrally, making for an overly hot room. The landlord and their letting agents did not inform me of this (I would not have agreed to rent it if they had). They said that that ‘may’ install a thermostat before the winter comes and they turn it back on. I was willing to chalk that up to ‘live and learn’, until…

 

1. The landlord is now engaged in an extensive external repair programme on the roof, meaning that the entire block will be covered in scaffolding for at least three months - this is preventative rather than urgent as far as I know. The builders are here from 8-4 every day and the noise from drilling, shouting, hammering etc. is incessant... they've been here 3 weeks already and now the landlord informed us that they'll be there another months at least. I work from home and it’s borderline unbearable (my nearest company office is 50 miles away, and as it’s all confidential legal stuff I work on I’m technically not supposed to work in a coffee shop or library). Moreover, the way they have laid out the scaffolding means that I can only open my windows about 1/10 of their full capacity, this in the hottest period of the year. There is also the loss of privacy as the builders are constantly walking past my window (flat is one room, open-plan), plus the loss of natural light due to the scaffolding planks. Though letters/emails were sent warning of the works, I was not informed of the works before I signed the lease and again would not have moved in had I known.

 
Given the above, I do not see why I should pay the full rent for the months the works are taking place, given as they are violation of the ‘quit enjoyment’ clause and ability to use the flat as intended upon signing the lease. That said, the landlord will likely push back saying the works are essential (covered in the lease) – I understand there have been recent cases found in favour of the lessee, but that these were extreme cases (e.g. noise so deafening noise plugs were needed).

As for misrepresentation, I’m not sure about the law on that. The landlord could say I should have known that an older block would have centrally controlled heating (news to me) and that building works could take place at any time. I was happy staying here for a year whilst I save for a deposit but really I feel I’m been completely taken for ride (£650 a month to live in a tiny bedsit which is a construction site in the summer and a sauna in the winter). Stupidly I didn’t insist on a break clause (was stuck in couch surfing hell at the time).

Any advice here would be helpful - assuming the landlord refuses to discuss compensation, is the legal route worth it? Even if successful any compensation gained would likely be cancelled out by legal fees.
 
Thanks,
A Renter

So you rented a flat, and now the landlord wants to spend £000s doing maintenance work and your moaning about everything single thing you can think of. 

Rooms too hot, windows don’t open, builders are too noisy, u work from home etc etc. 

if I was renting and my landlord was spending £000s on maintaining the HOME I live in, I would just spend the £50-100 (or even free if DIY) and fix the small thermostat issue myself and not bombared the landlord with requests to reduce the rent! Or maybe offer half the payment if the landlord doest agree. NEGOTIATE! 

Imagine being the landlord who worked hard to save up tens of £000s for at least 25% deposit, get the place all ready and get it rented. THEN spend £000s more on repairs and be bombarded my someone moaning about everything they can think of and asking for a rent reduction? This is why you only received a one sentence reply.

im a money grabbing greedy landlord my self and so are my family. We would also send you a single sentence reply! 

There are tenants out there who understand how a house works in terms of maintaining, repairs, how to get quotes, how to choose contractors, how long repairs take and reasons for delays, how to negotiate with a landlord, common sense etc etc and there are tenants who think they are living in a hotel and expect the landlord to wipe their back side for them. 

Mr.Generous

rincha said:

ARenter said:

I started renting a ‘studio apartment’ (i.e. a bedsit) in January this year in a three-storey 1930s block – residents are a mix of renters and leaseholders. I am considering asking for rent reduction due to two main issues:

1. Upon moving in I noticed that there is no way to turn off the radiator, as it is controlled centrally, making for an overly hot room. The landlord and their letting agents did not inform me of this (I would not have agreed to rent it if they had). They said that that ‘may’ install a thermostat before the winter comes and they turn it back on. I was willing to chalk that up to ‘live and learn’, until…

 

1. The landlord is now engaged in an extensive external repair programme on the roof, meaning that the entire block will be covered in scaffolding for at least three months - this is preventative rather than urgent as far as I know. The builders are here from 8-4 every day and the noise from drilling, shouting, hammering etc. is incessant... they've been here 3 weeks already and now the landlord informed us that they'll be there another months at least. I work from home and it’s borderline unbearable (my nearest company office is 50 miles away, and as it’s all confidential legal stuff I work on I’m technically not supposed to work in a coffee shop or library). Moreover, the way they have laid out the scaffolding means that I can only open my windows about 1/10 of their full capacity, this in the hottest period of the year. There is also the loss of privacy as the builders are constantly walking past my window (flat is one room, open-plan), plus the loss of natural light due to the scaffolding planks. Though letters/emails were sent warning of the works, I was not informed of the works before I signed the lease and again would not have moved in had I known.

 
Given the above, I do not see why I should pay the full rent for the months the works are taking place, given as they are violation of the ‘quit enjoyment’ clause and ability to use the flat as intended upon signing the lease. That said, the landlord will likely push back saying the works are essential (covered in the lease) – I understand there have been recent cases found in favour of the lessee, but that these were extreme cases (e.g. noise so deafening noise plugs were needed).

As for misrepresentation, I’m not sure about the law on that. The landlord could say I should have known that an older block would have centrally controlled heating (news to me) and that building works could take place at any time. I was happy staying here for a year whilst I save for a deposit but really I feel I’m been completely taken for ride (£650 a month to live in a tiny bedsit which is a construction site in the summer and a sauna in the winter). Stupidly I didn’t insist on a break clause (was stuck in couch surfing hell at the time).

Any advice here would be helpful - assuming the landlord refuses to discuss compensation, is the legal route worth it? Even if successful any compensation gained would likely be cancelled out by legal fees.
 
Thanks,
A Renter

So you rented a flat, and now the landlord wants to spend £000s doing maintenance work and your moaning about everything single thing you can think of. 

Rooms too hot, windows don’t open, builders are too noisy, u work from home etc etc. 

if I was renting and my landlord was spending £000s on maintaining the HOME I live in, I would just spend the £50-100 (or even free if DIY) and fix the small thermostat issue myself and not bombared the landlord with requests to reduce the rent! Or maybe offer half the payment if the landlord doest agree. NEGOTIATE! 

Imagine being the landlord who worked hard to save up tens of £000s for at least 25% deposit, get the place all ready and get it rented. THEN spend £000s more on repairs and be bombarded my someone moaning about everything they can think of and asking for a rent reduction? This is why you only received a one sentence reply.

im a money grabbing greedy landlord my self and so are my family. We would also send you a single sentence reply! 

There are tenants out there who understand how a house works in terms of maintaining, repairs, how to get quotes, how to choose contractors, how long repairs take and reasons for delays, how to negotiate with a landlord, common sense etc etc and there are tenants who think they are living in a hotel and expect the landlord to wipe their back side for them. 

excellent.

HampshireH

ARenter said:

Well I spoke with the l/l and he sent a one sentence reply - 'you can move with 1 months notice'. He ignored the issue of rent reduction. 

The issue is not the noise per se, but the fact that I as not told that such extensive works would be carried when I signed the lease

Just yet another scumbag money-grubbing landlord taking advantage of the UK's insane utterly broken property market.

Someone who

-  maintains their asset and therefore a group of people's homes

- takes a proactive approach to the above

- responds when contacted

- is charging market rental value 

- offers to accept 1 month's notice despite you not having that option contractually

Is not the definition of a "scumbag money grubbing (grabbing?) landlord"

Also this post started as an issue with the noise and privacy because you wfh and then you say it's not the noise per say.

Yes it's inconvenient and frustrating your letting agent/landlord if renting directly didn't make you aware. Totally appreciate that. Flip side though, did you ask if there were any major works due at all knowing you need a quiet environment to work?

Luckily for both you and the landlord you have the opportunity to move to somewhere more suitable for you. 

I am not a landlord but I really don't see yours as a money grabbing scumbag based on what you have said.

Those that are money grabbing scumbag landlords take high rent off people living in hovels or sheds, fail to maintain or repair, overcrowd them and ignore their tenants.

Bendy_House

If your flat is OTHERWISE ok, ARenter, it doesn't seem to make any sense moving.

Some LL's are undoubtedly as you describe, and some are not. Yours doesn't appear to be, so you run quite a risk of finding one that is if you move.