Renting with delayed repairs

Jesselinoa

Hi All,

Just wondering what our options are. 
We are a family of 5 with a young disabled child. 
We are renting privately and 3 months ahead on rent.

August - 
Internal Fire Door to our sons room lock/latch had broken. Landlord made a big fuss wanting to check for "misuse". Come Nov 11th the lock is still not replaced even though we offered to do it.

July - Shower (only way to wash in house) thermostat is broken, been told it needs to be replaced. Landlord said it will take 4 days to replace and we will not be able to wash during that time. We recently went away and arranged for him to do work whilst we were away, this was not done. We have to adjust shower temperature by boiler water dial however landlord doesnt want us doing this.

September - Back garden gate wont close due to water making it bigger. Back garden leading to patio doors is now not secure. 

We would preferably like to leave early as the landlord is also rude about doing anything. What are our options?

FlorayG

It used to be that you could withhold rent until necessary repairs were done; note that it doesn't mean you don't pay, it means you hold back the rent and pay all the back due rent when the work is done. I don't know if this is still the case, check with Shelter.
If you are ahead with rent I don't think you can expect him to repay it if you leave, sadly

Jesselinoa

Thanks, I do not like not paying or not completing my side of things, so I do not want to withhold payment etc. 

I am wondering if I can take him through legal action to complete repairs and compensate.
We genuinely do not feel welcome in the house now and will be moving at the end of the tenancy no matter what which has been caused by his lack of repairs and attitude to us otherwise we would stay. 

saajan_12

For all the issues, report them formally in writing, to the address on your tenancy agreement. Chase again once it has been a <reasonable> time, for each, and then if still no luck, get some quotes yourself, saying you'll get the work doen and deduct from the rent unless the LL fulfils his responsibility. 

Thats how the legal action to force the repairs. There likely wouldn't be any compensation for inconvenience etc for the items you mention. 

Re leaving, how long do you have left on your fixed term? You can always ask your LL if you can mutually agree to an early surrender. This will often involve paying rent until they are able to find a replacement, but might be worth it. Why are you 3 months ahead?

Mark_d

Withholding rent used to be the solution to this 20 years ago.   Nowadays that's not a good idea.

You have the right to rent a safe home and to be treated fairly. The law is there to protect your rights - you can take action to get your landlord to do what they should.

I suggest you speak with Citizens Advice

EssexHebridean

If the LL doesn't want you changing the water temperature in only currently viable way, then he needs to do something about repairing the shower, it's that easy! (It's also as easy as just not telling him you are doing it - it's not relevant anyway).

I can't blame you for wanting to leave though, there is a limited amount you can do to improve things when you have a bad LL. 

Jesselinoa

Mark_d said:

Withholding rent used to be the solution to this 20 years ago.   Nowadays that's not a good idea.

You have the right to rent a safe home and to be treated fairly. The law is there to protect your rights - you can take action to get your landlord to do what they should.

I suggest you speak with Citizens Advice

Hi, 

I like to pay in advance, i try to do it on everything so we have leeway incase the proverbial hits the fan.
I try to have bills 3 months in advance and 1 month spare sitting in the bank. My aim is to get to 6 months. Plus paying ahead in rent means when we move we have 3 months rent money for moving

Jesselinoa

Sorry, I have until April and I am paid up until end of Jan currently.

theartfullodger

Write to landlord & any agent listing all these things using this as draft. Yes landlord. 

Keep copy.

https://england.shelter.org.uk/housing_advice/repairs/repairs_letter_templates_for_private_renters

EssexHebridean

Rather than paying things ahead of time, I'm going to suggest you switch to a budgeting system that keeps the money in your bank - and ideally in an interest-bearing account too. You could even have individual pots to amass your advance rent, advance bills etc if that made it easier to keep track of. Better by far to have ownership of your own funds though as it gives you far more flexibility. It's a great idea to try to get to a "six months in hand" situation with priority bills, it's something everyone should aim for! 

Myci85

You could try and get environmental health involved. I'm not sure if they would be concerned about the door latch and gate, but potentially might be about the shower if it is your only mode of washing.