advice please on useless letting agents..arrgghh

judy_

Hi all,

Am about to tip over the edge reference my letting agents.

I have been renting the same house for 7 years, I have never seen my landlord.
Every 6 months for past 7 years, I have the letting agents come and do an inspection, I always tell them what needs fixing, nothing ever gets done.

My present problem..
A glass pane in my front door was smashed while I was at work over 2 weeks ago, I rang a glazing company to come fix it, but it was going to cost £98, so I rang letting agent to ask this....

If I buy a new front door which costs not much more than this pane of glass, would they come and fit it for me (they have labourers)

Anyway 2 weeks plus has passed, no word from them.

Got home tonight from work, another pane of glass has been broken.

So I have rang them again and asked them if I can buy a new front door etc..or could I have my landlords phone number to speak to him, they replied, we will get back to you.

I said its very urgent now, as my house is now vunerable, and am sure my insurance would not cover me if I was to have a burglary.

ANYWAY..I told him if I haven't heard back within 48 hours I will get the door replaced and fitted and send them the bill....

Am I in my rights to do this?

Sorry about the long post.

Judy

clutton_2

i think you have acted professionally - your insurance would not be valid if the house is not secure.

if there is a good reason why the door and not just panes of glass need replacing, and if you have done this in writing, i would go so far as to say deduct the cost from your next months rent. let us know how you get on.

judy_

HI Clutton,

The reason why I SAID I would get a new door was because a small pane of glass 7" x 13" was going to cost £98 to fix, whereas wickes sell a solid front door for £130 therefore no more panes to be broken.

As it stands now I have 2 panes needing replacing, so a new door is a cheaper option.

I will put it all in writing to the letting agents, hopefully it will be sorted soon.

clutton_2

sorry must have missed that bit charging £98 to replace one pane is taking the mickey - an odd job man would do it for half that.

tbs624

judy_ wrote: »

My present problem..
A glass pane in my front door was smashed while I was at work over 2 weeks ago,

Anyway 2 weeks plus has passed, no word from them.

Got home tonight from work, another pane of glass has been broken. (edited)

Do you know how the glass got broken on either occasion or what it says in your tenancy agreement about broken windows? AFAIAA your LL/LA cannot require you to pay for all broken glass at the property, but if it the damage was caused by a member of your family, or a friend or visitor of yours who was in your home, then you may be required to foot the bill.

barnaby-bear

tbs624 wrote: »

Do you know how the glass got broken on either occasion or what it says in your tenancy agreement about broken windows? AFAIAA your LL/LA cannot require you to pay for all broken glass at the property, but if it the damage was caused by a member of your family, or a friend or visitor of yours who was in your home, then you may be required to foot the bill.

If it was a criminal / vandal it's the LLs responsibility (OFT include it in their sample case studies) on their buildings insurance... where on earth do you live and why if this sort of stuff goes on

PasturesNew

Not helpful, but, I have an Endsleigh Tenant Insurance. If things like this happened to me, my insurance pays out to have a little man out on call straight away to fix it. Rather than waiting for the landlord to get round to it.

I thought it was worth the extra because when I moved in I had no idea how responsive my LL would be. Turns out, he's brill.

judy_

UPDATE

I have since written a letter to letting agents which has been signed for, but no response.

THE window was broken by a passer by who was fighting with another, I reported to the police and gave the boys name (he was seen by my son doing the damage). Unfortunately the boy is only 14 so police couldn't slap a criminal damage fine on him and asked if I wanted the boy to be given a caution and have his DNA taken etc etc...

I said that I didn't want the boy to get into the system in case it was a one off, but asked them to give him a good telling off (which the police did)

So I am still without a fixed door.

I told the letting agents in my letter that I will get it fixed and take the money from my rent (thought this would get them to respond) .. they haven't so I have cancelled this months rent...I KNOW they will be on the phone immediately then asking why..

They can have the rent when its been fixed. (bit worried this may be the wrong approach though?)

Judy

MissMoneypenny

I think you should contact your local council's private renting department to ask them to deal with your LL instead of taking the repairs out of the rent. The council will be able to do an inspection of the property and take legal action against the LL for you if he doesn't comply with their repair order. Your phone call to the council will also put the LLs name in their system.