Concerns in rented house

top_drawer_2

hi,

I am a first time private renter (shared house) and have a few (!!) problems, I moved in nearly three weeks ago now. I have a tenency agreement but no inventory, there is no mention of a deposit scheme and there are suspicious things happening.

We have had loads of phone calls from people who never give their name asking for Mr.... (the landlord), when we state that he is the LL and doesnt live here they sound surprised and say Ok bye. Then today we had a knock at the door from some a women who said she was from the council and wanted to take details for council tax. I said that CT was included in the rent and that was for the LL to sort out. She looked chuffed to bits almost and says Oh so this isnt a family home ... ? I said no and when she didnt move I felt I had to offer her the landlords number which she took.

I have told the LL about each of these things and said I was worried I had caused him problems and he did seem a bit concerned but said I was right to tell the truth ...

Also does anyone know what rules relate to renting and number of people in a house. One of the people I live with is claiming housing benefit and she said that he told her to put that 4 people live in the house not 5 (one of the rooms upstairs is partitioned to create 2 rooms).

And what date is it that housing benefit become payable to the claimant (rather than the LL)?

Thanks

Jen

PasturesNew

Two items here.

1] Number of people in the house. It might be a HMO (house of multiple occupation). Certainly sounds like it to me, but I'd need to double-check and get a link. If so, then building regs would need to be involved and you'd need a certain number of loos/sinks etc and fire alarms/fire doors. How many storeys is it? Is it just ground and 1st? Or more?

2] I believe you might be talking about the LHA (local housing allowance), which became law this week. This is only for new claims starting after that date.

Guy_Montag

Yeah, always tell the truth - just check who you're telling it to. So the next call you get:
Caller: Hello, can I speak to Mr ....
Jen_L:May I ask who is calling?
Caller: balh
Jen_L:I'm afraid he doesn't live here, he's our landlord.

Sounds like he's letting an HMO without a license.

PasturesNew

A House of Multiple Occupation is a house, building or part of a building that is used for living accommodation by more than two people who are not part of the same household and who share one or more basic amenities (i.e. bath, toilet or kitchen) and pay rent.
Houses of Multiple Occupation (HMO) that are three storeys or more and occupied by five people or more in two or more households require a licence. Attics and basements are included as storeys if they are used as living accommodation.
If an HMO is required by law to be licensed, it is a criminal offence not to do so. As well as this, any rent paid on an unlicensed property may be recoverable through legal action.

So your house counts as a HMO by number of people.

If it is on more than ground/first floors then it would need to be licensed, by law. This will be the bit that he would appear to be avoiding.

If you respond to say the property is onto another storey, then there was a link in this forum earlier this evening where some tenants had had their landlord sued for not having a license.

The law is about protecting tenants from over-crowding and unsafe practices, especially fire.

Update: There seems to be some updated legislation where it's just 5 people on 2 storeys. June 2006

PasturesNew

This link seems to cover everything I was after:
http://www.dover.gov.uk/privatesectorhousing/houses-multiple-occupation.asp

top_drawer_2

hi,

The house is split across three levels; me on the ground, 3 on the middle and one in the loft.

We share a normal sized family kitchen and one bathroom (separate toilet and shower/bath facilities).

Thanks for the link, I will have a proper read now...

Jen

PasturesNew

Deinitely needs to be licensed as an HMO then by the local council.
All sorts of implications there!

LL's been a naughty boy. A VERY naughty boy!

PasturesNew

This is the thread from earlier today that is relevant

http://forums.moneysavingexpert.com/showthread.html?t=846703

top_drawer_2

:rotfl: :rotfl:

lol.

There doesnt seem to be any benefit to a HMO except maybe it will likely be more costly to the LL and he will likely pass that onto us ( read as me!!).

Jen

clutton_2

Jen

There doesnt seem to be any benefit to a HMO


there are ENORMOUS benefits for tenants if landlords fulfil their legal duties under the HMO regs - especially for 3 storey buildings - fire doors throughout, so you dont burn to death whilst waiting for the fire brigade; emergency lighting so that you can get out of the house if the lights go out and there is also a fire; hard-wired smoke alarms so you can hear if there is a fire; fire blankets/extinguishers in case of fire - or would you rather pay a tiny amount of rent and then try to sleep peacefully every night wondering how you will get out in a fire ????

top_drawer_2

hi,

Actually we have all that ....

I pay £75 a week to live not far from the city centre of Preston, all bills included - I really cant afford anymore.

Jen