Getting Letting Agent To Do Repairs

Epiphone

Hi,

We've just moved into a new build rented flat. It's apparently just under one year old and was rented for 6 months to someone before us who paid the rent but didn't move in (hence won't have noticed the repairs that need doing).

We have three rooms where the windows haven't been sealed properly so it's freezing and noisy in them. The builders are still on-site but they say to go to the showroom who say go to the head office etc etc.

The letting agents - Whitegates - keep saying they'll phone the builders. But then nothing happens. It's been three weeks since we first reported it.

Bearing in mind these rooms are effectively off-limits at the moment are we expecting too much for it to be fixed by now or should we be allowing a lot more time? If we're not being too pushy how can we get the letting agents to sort the builders out and get things fixed? We don't want to be too bolshy in case they don't renew the tenancy after the first six months but we do want to be able to use all the rooms in the house!

thanks

tbs624

Get a thermometer and record the temperatures in the rooms affected. Does rainwater also seep through?

Write formally to Whitegates stating the facts: ie we moved in on ....., we became aware of .... on...... This was reported to you/Susie in your office on ........ We have also spoken to................. and .................... , at your suggestions but three weeks have now passed without any action. Please would you arrange for the matter to be resolved within the next seven working days, in line with your legal obligations to us as tenants. We can arrange to be available on .... at...... (give three alternative dates/times and a contact tel no).

See what happens next. Good luck.

sammy452

Have the letting agents been instructed to manage the property or is it the responsibility of the Landlord?

Epiphone

Hi

Thanks for the replies.

There's no rainwater (as yet) but we seem to have a small amount of progress. The builders have submitted a letter to the sub-contractors who did the windows. They can only come out when we're at work and will only look at one of the windows anyway, not all the rooms effected.

This morning I went back to the letting agent, confirmed they are fully managing the property and advised them that as they have spare keys all the builders and sub-contractors should use them as a point of contact.

The letting agent is going to do the ringing around and hopefully get a resolution. There was a slight dispute in what was reported (we said all windows, they say we only reported one) so they're getting back to the builders who will come and do an assessment then get whoever they need in to do the repairs.

Phew!

talikat

Hi there, this isn't really a reply to your question, but rather my own !

We are with the same lettings agents; Whitegates. We have been in our house for 6 months and a few days ago renewed the tenancy.
We have had so many problems with them.

Our boiler is leaking, we reported this back in November sort of time, when the gas man told us to test something to see where it was coming from and let whitegates know the outcome. We have since heard nothing back from them. When we went in to sign, only then did they tell us that they are not sorting this till spring/summer when we can live without any heating.

We've also had numerous problems with the electrics - when they came to check it all, they changed the electric box in the cellar, which led to the grill on the cooker tripping the electric. After sending several electricians round, 3months later, they then decided to tell us that the cooker is our responsibility as a previous tenant left it here. We have checked and the advertisement for the property did not include a cooker on the list that the house contained. Are they allowed to do this?

They also told us that the fireplace is to be changed (as it doesn't work and numerous tiles have fallen off) and again they are failing to keep us up to date with the goings on !

Rubbish.

SouthCoast

I suggest that you contact your Local Authority Environmental Health’s Private Sector Housing Team.

tbs624

Every time you need to contact them follow it up *in writing*, keeping a copy. Be polite, stick to the facts, confirm the date on which you first raised the issue, what response you have had so far and from whom, what you would like them to do next and suggest 7-10 working days as a target time.

Presumably the property is covered by a current gas certificate - if there are problems with this you can contact the HSE (Health & Safety Executive)

The cooker issue is an interesting one. If it isn't theirs IMO they should have arranged to have it taken away before you moved in, or informed you straight away that it had belonged to the previous tenants and that you were welcome to have it, but it would be your responsibility to get it checked. By providing you with a cooker already wired in and no further information I think it could possibly be argued that you were justified in believing that it was part of the deal. It's difficult if it isn't listed on the advert or the inventory. I'd ask them either to take over responsibility for maintaining it in a safe condition or tell them that must dispose of it and you'll get your own.

If Whitegates are members of the Nat Association of Estate Agents they may be signed up to a Letting Agents Code of Conduct (also look for OEA or ARLA logos) Ask them if they are signed up to a Code and if so you are entitled to a free copy of it.

Be persistent and if you get nowhere with them, try the local CAB.

Epiphone

It's been awhile but we've had a bit of progress. Someone will be out tomorrow to look at the windows and decide who needs to fix them. Fingers crossed

Fred1_2

It might be worth contacting the landlord directly too. (S)he may not know about the problems.

Epiphone

And over a year on we're still having problems!

We've told them we're getting three quotes and sending these direct to the landlord which seems to have perked them up a bit.

Things are dragging on as the builders have left site and are only open a couple of days a week but once everything is sorted out the letting agents will be getting a hefty comensation claim.

princeofpounds

Epiphone, good to hear things are moving, but you really didn't need to wait a year, a month would have been more than enough.

Tenants have an established legal right to effect repairs and offset against rent if the landlord is not reasonably quick in doing them.

The process is detailed on the Shelter webste, it sounds like you are basically following it but if you haven't seen it laid out before, go visit it. Following and evidencing the process is essential to avoid any trouble later on.