Private renting - advice needed

EssexHebridean

Malibu83 said:

I will have to report the problems but I do forsee problems with the landlord because he is very distant. If he cared about the property and well being of his tenants then he would've kept in contact and arranged inspections.

 As a first step to approaching the LL  you could email saying that "you can't recall when the Gas Safety certificate is due as you don't seem to have a copy of the last one that was done" could they please let you have a copy and also confirm when the next inspection will be due. I'd be inclined to mention in passing that they should also be aware that there is some significant damp rising up from ground level that's beginning to cause some issues. That would give the LL a chance to realise that they could be in trouble, and take steps to deal with both issues. It also means that you have put the concerns in writing to them in case further escalation is needed. I don't believe for a moment that this is anything to do with the distance - as macman says, it's just lazy, incompetent management. 

If they are trying to sell the property then you would imagine that they would already know that these issues will need to be sorted out - are they planning on selling it as an investment opportunity do you know? So with you in place as a sitting tenant? 

macman

Yes, of course it's the seller's choice, but if they intend to market the property with such an obvious and visible damp issue, then they're going to struggle, and will need to take a large hit on the value. Even more so if they are selling it as a BTL, as it's not lettable in that condition.
What is perfectly clear is that nothing is going to be fixed until the OP reports the issues: to the LL I would be emailing those pics to them today, not posting on here. With the criminal liability on the LL for not supplying a GSC, the OP holds all the aces now. They can insist on the necessary repairs being done, without a consequent rent increase, or report the absence of a GSC.

Malibu83

Thank you for the advice. I have today texted the landlord to ask if he can inspect the property and have briefly outlined the problem areas and I've also mentioned that a gas safety check hasn't been done since we moved in.  I've also asked him if he is looking to sell as he mentioned it once last month and that's all we know so far.

I meant 'distant' as in distant minded as he doesn't do inspections or get anyone else to do it and there has been no communication other than last month when he said he's thinking of selling.

propertyrental

EssexHebridean said:

Malibu83 said:

I will have to report the problems but I do forsee problems with the landlord because he is very distant. If he cared about the property and well being of his tenants then he would've kept in contact and arranged inspections.

 As a first step to approaching the LL  you could email saying that "you can't recall when the Gas Safety certificate is due as you don't seem to have a copy of the last one that was done" could they please let you have a copy and also confirm when the next inspection will be due.

No. A formal letter is needed. By all means give the LL a chance to rectify before reporting to HSE, but do so formally.

 I'd be inclined to mention in passing that they should also be aware that there is some significant damp rising up from ground level that's beginning to cause some issues. That would give the LL a chance to realise that they could be in trouble, and take steps to deal with both issues. It also means that you have put the concerns in writing to them in case further escalation is needed. 

Again, no. A formal unambiguous letter, not an email 'in passing'!

Just a thought - those ground floor areas of damp: what is on the outside? Photos of the external walls in the same areas please? Penetrating damp is more likely than rising damp (and potentially much easier to remedy).

macman

I suggest you email him those pics, which might get his attention better than a text.
When did you move into the property?

diystarter7

macman said:

Yes, of course it's the seller's choice, but if they intend to market the property with such an obvious and visible damp issue, then they're going to struggle, and will need to take a large hit on the value. Even more so if they are selling it as a BTL, as it's not lettable in that condition.
What is perfectly clear is that nothing is going to be fixed until the OP reports the issues: to the LL I would be emailing those pics to them today, not posting on here. With the criminal liability on the LL for not supplying a GSC, the OP holds all the aces now. They can insist on the necessary repairs being done, without a consequent rent increase, or report the absence of a GSC.

But sellers, some just do that as they dont have the time/money etc, etc. 

A family member of mine often buys places like that from autions etc 

I agree with the other bits

Thanks

EssexHebridean

propertyrental said:

EssexHebridean said:

Malibu83 said:

I will have to report the problems but I do forsee problems with the landlord because he is very distant. If he cared about the property and well being of his tenants then he would've kept in contact and arranged inspections.

 As a first step to approaching the LL  you could email saying that "you can't recall when the Gas Safety certificate is due as you don't seem to have a copy of the last one that was done" could they please let you have a copy and also confirm when the next inspection will be due.

No. A formal letter is needed. By all means give the LL a chance to rectify before reporting to HSE, but do so formally.

 I'd be inclined to mention in passing that they should also be aware that there is some significant damp rising up from ground level that's beginning to cause some issues. That would give the LL a chance to realise that they could be in trouble, and take steps to deal with both issues. It also means that you have put the concerns in writing to them in case further escalation is needed. 

Again, no. A formal unambiguous letter, not an email 'in passing'!

Just a thought - those ground floor areas of damp: what is on the outside? Photos of the external walls in the same areas please? Penetrating damp is more likely than rising damp (and potentially much easier to remedy).

My approach was more from the perspective that the OP has already stated how anxious they are about the idea of immediately raising the issue formally - and while a formal approach may well be needed, the informal first step might actually get things moving - more of a "warning shot across the bows" - which would be more than had been done so far, and wouldn't prejudice any further fully formalised approach. Possibly a less psychologically difficult way of raising the issue in the first place than feeling that they are going in all guns blazing which is clearly already causing them a lot of concern and stress.  

I agree that knowing what is outside on that wall would be of use too - also OP - has there been furniture there until recently or is the wall like that even when it's being left clear of anything blocking airflow? Is the ground level higher on the other side of it perhaps? 

macman

Weird business model: buy property, do no maintenance so it deteriorates, then sell it for a knockdown price at auction...

diystarter7

macman said:

Weird business model: buy property, do no maintenance so it deteriorates, then sell it for a knockdown price at auction...

It's a fact of life and I've given you first-hand experience via my family that buys at times property like that

At times, people like my family, me ad others can see through the problems and rather than have something that is done up to sell, we'd rather buy a run-down place and do it to a better spec of repair etc

I've not watched homes under de hammer since they started moving it around and new presenters but the show is full of stuff like this.

It is what it is.

Thanks

diystarter7

propertyrental said:

EssexHebridean said:

Malibu83 said:

I will have to report the problems but I do forsee problems with the landlord because he is very distant. If he cared about the property and well being of his tenants then he would've kept in contact and arranged inspections.

 As a first step to approaching the LL  you could email saying that "you can't recall when the Gas Safety certificate is due as you don't seem to have a copy of the last one that was done" could they please let you have a copy and also confirm when the next inspection will be due.

No. A formal letter is needed. By all means give the LL a chance to rectify before reporting to HSE, but do so formally.

 I'd be inclined to mention in passing that they should also be aware that there is some significant damp rising up from ground level that's beginning to cause some issues. That would give the LL a chance to realise that they could be in trouble, and take steps to deal with both issues. It also means that you have put the concerns in writing to them in case further escalation is needed. 

Again, no. A formal unambiguous letter, not an email 'in passing'!

Just a thought - those ground floor areas of damp: what is on the outside? Photos of the external walls in the same areas please? Penetrating damp is more likely than rising damp (and potentially much easier to remedy).

Hi

You are spot on and I could not agree more.

Re the damp, I doubt the LL will repair with T is situ as OP states the LL is considering selling.

Thanks