How to Report A Landlord That Doesn’t Comply With Health And Safety
Written by The Landlord on 19 May 2009I’m under no illusion, Landlords have a bad reputation; real bad reputation. Unfortunately, it’s a difficult stain to wipe off while so many rogue Landlords continue to operate. Over the years I’ve seen some real shady landlords do the most bizarre shit, either because they’re too lazy to do a proper job, or because they want to cut corners in order to save money. From my experience, most of the wrong doings have been health and safety related e.g. neglecting to get a Gas Safety Certificate.
I don’t claim to be the best Landlord, but I try to be, and I do stick to the law by complying with all landlord legal obligations.
I think a major problem is that tenants aren’t always familiar with their rights and have no idea if they’re being mistreated or not. That unfortunately works in the favour of the rogue landlord. However, I’d like to think that the majority of sane tenants are aware of their most basic amenities they’re entitled to. For example, flowing hot/cold water and working heating. Surprisingly, some Landlords don’t even provide the basics, or take their sweet time to get the basics back in working order when repairs are required.
Report your bad landlord
If you’re a tenant and you’re fully aware that your landlord is breaking health and safety laws, you should do the following:
The Health and Safety Executive is the place to visit. There is an option to report a landlord online either via the website or via email. Alternatively, a designated team member will call you back within 1 hour (tested, and it works).
HSE will only deal with the present situation, and not with the past. So, if your landlord hasn’t provided you with a Gas safety Certificate for 3 years, the landlord walks unpunished for the first 2 years. As for the present situation, HSE does take immediate action and they start by writing a first letter, then a second one, and then they take the landlord to court if he/she fails to provide the certificate after the second letter.
So, if you’re a tenant that is at the mercy of a rogue landlord that isn’t complying with their health & Safety legal obligations, report him/her.
Out of curiosity, any tenants ever had a Landlord that neglected their legal obligations in any shape or form?
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82 Comments - join the conversation...
Showing 33 - 82 comments (out of 82)
Pan2011-03-15 17:37:55
I'm generally a pretty passive guy, no surprise as I was born in the year of The Ox, but it also means that as I am slow to anger, when I do eventually go, I like to take down as much as I can with me. I have been doing some digging into the whole landlord/housing/insurance issues and don't like what I have found so far.......
Estate agents will charge anything up to £150 each applicant for a reference/credit check, one insurance company will provide this for £22.50 for a 24-48 hr turnaround, or £31.50 for same day. This is surely extortion or corruption.
I'm told that landlords can't get insurance to cover them for tenants on benefits, yet on a google search for landlord insurance, the first one i clicked on would provide it no problem, and quite reasonably priced. Also it would only cost a landlord £90 for a year's cover in case a tenant defaulted on their rent payments of £700/month! so for £90 the landlord is covered for £8,200, minus a month's excess.
Are we seeing the return of the days of Rackman? Come on Landlords, play the game, if you are doing it as a business, then these insurances are surely justifiable expenses that can be offset against earnings, and actually save you money!
Peo...ple are being made homeless because of this greed.
The only exception is the landlord who is a widow/er who rents out their only home as it is too painful for the memories, and uses the rent to pay for their care home.
Come on people lets work together to get these Landlords born with too many kneecaps sorted out and becoming valued members of society! Spread the word landlords and estate agents are the scum, not families in hard times on benefits!
If you are a Good Landlord, then work on bringing the bad ones down. The revolution is here, and the hunt has begun!
Estate agents will charge anything up to £150 each applicant for a reference/credit check, one insurance company will provide this for £22.50 for a 24-48 hr turnaround, or £31.50 for same day. This is surely extortion or corruption.
I'm told that landlords can't get insurance to cover them for tenants on benefits, yet on a google search for landlord insurance, the first one i clicked on would provide it no problem, and quite reasonably priced. Also it would only cost a landlord £90 for a year's cover in case a tenant defaulted on their rent payments of £700/month! so for £90 the landlord is covered for £8,200, minus a month's excess.
Are we seeing the return of the days of Rackman? Come on Landlords, play the game, if you are doing it as a business, then these insurances are surely justifiable expenses that can be offset against earnings, and actually save you money!
Peo...ple are being made homeless because of this greed.
The only exception is the landlord who is a widow/er who rents out their only home as it is too painful for the memories, and uses the rent to pay for their care home.
Come on people lets work together to get these Landlords born with too many kneecaps sorted out and becoming valued members of society! Spread the word landlords and estate agents are the scum, not families in hard times on benefits!
If you are a Good Landlord, then work on bringing the bad ones down. The revolution is here, and the hunt has begun!
33
neil2011-03-20 20:09:18
Our landlord is great that he leaves us alone (except when he's about to increase the rent) but he is terrible at getting things sorted.
1. When the roof started leaking it took him 3 years to get it fixed.The first time was by a bloke who turned up in a vw beetle,needless to say in a month the roof was leaking again.
2.We always had to get the gas checked ourselves and take the money we paid out of the rent until that it he said we can no longer so that.
So now we have to write letters and badger him by phone every time we need something done.
3. Our hot water (at this moment) is not always running hot (annoying when you need a bath),we are now into the third week of waiting for something to be done about it.
4.oh and its a 1year 5 months since our boiler was last checked and out of the 10 years we have been living here it has only been twice checked by someone he arranged to have come round.
5.i could go on about the sink,bath taps etc but i'd only bore you :)
1. When the roof started leaking it took him 3 years to get it fixed.The first time was by a bloke who turned up in a vw beetle,needless to say in a month the roof was leaking again.
2.We always had to get the gas checked ourselves and take the money we paid out of the rent until that it he said we can no longer so that.
So now we have to write letters and badger him by phone every time we need something done.
3. Our hot water (at this moment) is not always running hot (annoying when you need a bath),we are now into the third week of waiting for something to be done about it.
4.oh and its a 1year 5 months since our boiler was last checked and out of the 10 years we have been living here it has only been twice checked by someone he arranged to have come round.
5.i could go on about the sink,bath taps etc but i'd only bore you :)
34
Frankie2011-03-25 21:26:45
I have an interesting situation and don't know how to deal with it. I moved into a duplex..it has two gas meters, two electrical meters...for the two apt's. However my landlord is living in the basement. He is stealing our gas, our electricity and tried to steal our cable. I get cable for internet and lost service so they came out to look at it and discovered that he put a splitter on it and it's running down in the basement where he is illegally living. Also he entered my neighbors apt with an inspector without giving her notice or telling her they went in. I witnessed it. He's also made comments that makes me believe he listens to our conversations, and there are two cameras outside at the driveway. How can I report it. There is no access to the basement, (his apartment) without him. He has the key. Since he is the landlord, who do I report him too? I'm planning on calling the gas company and LADWP to informm them of this situation. But I want to report him for living there off of our dime.
35
neil2011-03-26 14:38:02
Just an update (if you wanted one) Our boiler has been deemed "on its last legs" by a certified gas person and we have been informed we are going to get a new one! We have been told to "hold on,for just a few more days" add a few more days to the 3 weeks we have been haveing the hot water go cold.So now we are waiting for a phone call to see when the new boiler will be fitted (im not holding my breath).
I know landlords have got to protect their investments,after all it is their property we are living in but the goverment realy does need to add a few more laws for the tenant for our own protection.
Just reading some of these posts here i can't believe how bad some landlords can be and there should be an offical place to call when these shady types rent outrageous "places to live" and do things unbefitting of a landlord.
I know landlords have got to protect their investments,after all it is their property we are living in but the goverment realy does need to add a few more laws for the tenant for our own protection.
Just reading some of these posts here i can't believe how bad some landlords can be and there should be an offical place to call when these shady types rent outrageous "places to live" and do things unbefitting of a landlord.
36
priscilla2011-04-08 23:26:11
I have a land lady that want fix anything I have no hot water and have not have in 3 years and I have tryed to get her to fix it but want and wants me to pay 600.00 a month what can I do help me and I have a child in the home and three disabled people in the home
37
toni2011-04-15 15:45:09
i know i have a rogue landlord as the health in safety in my house is dreadful i have a place in my house were i have no ceiling just thin loose wood im not sure what action i should take on this matter as if my upstairs neighbour could easly come falling through and it is dangerous for the kids also one of my radiators fell off the wall as not put on properly and he has not put carpet or vynil on my bathroom floor can some one help me on what actions i should take as these are just a few of my problems
38
John Aitken2011-04-15 19:45:38
If you have several problems with your landlord not carrying out his duties, then go to your local council or phone them and ask to speak to a private sector worker and he or she will come out and inspect the property and advise the landlord that they have to carry out the work in a reasonable set time otherwise a notice will be served on the landlord to do it or they council will carry out the work and bill him for it themselves. I have gone throught his many times myself with councils and landlords and it always works.
39
Ron2011-05-17 21:46:04
Well, now there is an opposite brand new service. Visit www.marketwatchdog.co.uk to report or review or run a free check on any landlord or rented property.
40
amber2011-07-01 01:32:31
I have a rouge landlord for you. We are currently renting a 2bdrm 1 bath trailer from our landlord, i will tell you all of the problems we've had since moving in last september that our landlord refuses to fix.
1. Kitchen floor is rotten and i fell through it right at the entrance to the livingroom, refuses to fix hole.
2. floor under kitchen sink has fallen through and i lost all my cleaning supplies (theres no way to get under the place to retrieve them.
3. Septic tank is backed up im sure because our toilet doesnt flush.
4. bathroom sink has no cold water because the pipe has been cut.
5. dry hookup has no ventilation hole for the dryer hose.
6. Had made numerous calls to our landlord that our air conditioner had went out, he never came to fix it, we had to do it ourselves, turns out that the wiring behind it was completely gone and had melted away, leaving us to know that our home is not safe, thank goodness we are only on a month to month lease but we cannot afford to move. Oh and one more thing, this trailer was built in 1960 and he demands that we pay 400 amonth, doesnt all this sound just a little bad to you?
1. Kitchen floor is rotten and i fell through it right at the entrance to the livingroom, refuses to fix hole.
2. floor under kitchen sink has fallen through and i lost all my cleaning supplies (theres no way to get under the place to retrieve them.
3. Septic tank is backed up im sure because our toilet doesnt flush.
4. bathroom sink has no cold water because the pipe has been cut.
5. dry hookup has no ventilation hole for the dryer hose.
6. Had made numerous calls to our landlord that our air conditioner had went out, he never came to fix it, we had to do it ourselves, turns out that the wiring behind it was completely gone and had melted away, leaving us to know that our home is not safe, thank goodness we are only on a month to month lease but we cannot afford to move. Oh and one more thing, this trailer was built in 1960 and he demands that we pay 400 amonth, doesnt all this sound just a little bad to you?
41
Dagmar2011-07-07 22:24:30
I have lived in a de-lapidated property in Penzance for over 8 years (an attic flat, roof leaking in three places, profuse weed-growth blocking rain pipes, skylark windows at serious risk to fall out of the roof as not secured, smelly old carpets, urine-smelling carpets in bathroom (???) from previous tenant asf... Just peel your eyes out in town and you can tell my landlord's signature from far. He owns a lot of these properties!).
I didn't mind originally, to be honest, as the rent was low: bottom of the market and not me abusing the HB system, so affordable to pay myself when going back to work) - and my child was a young toddler...but over the years I suffered from increasing stench nuisance and floor/ceiling banging from my Wiccan-practicing neighbor beneath me. She had mental problems - I'm sure the locally well-versed reader will agree, that 'Elderly Psychiatry' is a different sort of problem in Cornwall.
When it became too much + me becoming suddenly health-affected by 'Wiccan incense' emanating thick and at bizarre times (like 2-4 am) into my place - ventilation impossible thanks to the post-Victorian architecture of the building - I dared to complain at my landlord. Between the communications I understood that she had been in fact 'encouraged' to target a third tenant on the ground-floor, who was an elderly gentleman with legally protected tenancy status (a very rare breed, indeed!) and who was with a different landlord. My landlord wanted to get him evicted, even had threatened several times, so that he could buy 'off' his flat cheaply with the idea of owning the whole house in mind. To cut a long story short, when I dared to involve the Police and my GP (both - big mistake!!!) in a desperate measure for help, I became evicted instead. Because I had not jumped onto the same bandwagon and by back-stabbing a third party, I also had not agreed to a rent increase for 50 Pds p. m. In my view my landlord simply had turned more greedy + wanted to squeeze more out of my HB entitlements which I did not wanted to claim. It was a shocking experience to conclude that he simply evicted me as a kind of solution, as I had turned whistle-blower and started to cause him now trouble. Which came of course at a very tricky time to me: I was penny-less, my then 8-year old had just settled happily at a new school after home-education.
Well, three years later there are happy and a not so happy endings: after a few months of distress and flat-hunting I'm lucky to have found new and much better landlords, but only through private initiative as the market is truly desperate. The rent is much higher now, even slightly above local HB allowances, but the accommodation is clean and healthy as only recently built with EU regulations in mind. It's a huge improvement as I'm talking 'Health & Safety' and low carbon-footprint, so all-over lower costs for electricity, water + gas. And even, only a month ago, I have been offered by my new landlord a new place in the catchment area of my son's Secondary School, which makes me feel very appreciated as a tenant...
And in the old place: well, the apparent by law 'protected' tenant (what a rare breed!) had finally become evicted through a lengthy court trial as my stench-nuisance producing neighbor had been very persistent in complaining at the Environmental Health department about him, telling fabricated or exaggerated stories about his guitar play and the volume setting of his telly. This poor chap, he had a couple of very distressful years, indeed... In my humble opinion he had been finally evicted and only by court decision as the assessing EH officers were giving my mentally-ill neighbor more credit and not him, he had no chance of a decent defense. He lives now in council acommodation, but of course has lost his well-earned status of protection.
And my Wiccan-practicing neighbour: she had a little accident, possibly as a consequence due to all the bad vents she had sent into her immediate surroundings. One day the ceiling came down onto her! The new tenant, who had moved in into my old place, simply had not taken precautions about the holes between several of the floor-boards and which were just covered up by a thick smelly carpet (I had marked them out with tape in a preventative measure and my son and me simply learnt to avoid these areas). I'm told that this lady fled the building quickly afterwards, but the new tenant was still bound to stay by his short-term tenancy agreement.
I can confirm that three years later the whole building is still in the same decaying and neglected state, with three new vulnerable parties for occupancy. The only difference: they all pay now a higher rent and all the calamities are still there. Nothing has changed, although the local Council, Housing Agency, Environmental Health and even Police and the local fire brigade are aware about the state of the building. For decades it's been the 'haunted house' in the street... How do landlords get away with this? In my view it's simple: because we don't apply EU building regulations on older houses, the whole country would be in shambles! Every tenant on Housing Benefit should have an inspection and the landlord given according to urgency a deadline for repairs. If this deadline is broken, a hefty fine been made to benefit the tenant so that he can bring repairs into good order. Use the rent to make up for the repairs...
I didn't mind originally, to be honest, as the rent was low: bottom of the market and not me abusing the HB system, so affordable to pay myself when going back to work) - and my child was a young toddler...but over the years I suffered from increasing stench nuisance and floor/ceiling banging from my Wiccan-practicing neighbor beneath me. She had mental problems - I'm sure the locally well-versed reader will agree, that 'Elderly Psychiatry' is a different sort of problem in Cornwall.
When it became too much + me becoming suddenly health-affected by 'Wiccan incense' emanating thick and at bizarre times (like 2-4 am) into my place - ventilation impossible thanks to the post-Victorian architecture of the building - I dared to complain at my landlord. Between the communications I understood that she had been in fact 'encouraged' to target a third tenant on the ground-floor, who was an elderly gentleman with legally protected tenancy status (a very rare breed, indeed!) and who was with a different landlord. My landlord wanted to get him evicted, even had threatened several times, so that he could buy 'off' his flat cheaply with the idea of owning the whole house in mind. To cut a long story short, when I dared to involve the Police and my GP (both - big mistake!!!) in a desperate measure for help, I became evicted instead. Because I had not jumped onto the same bandwagon and by back-stabbing a third party, I also had not agreed to a rent increase for 50 Pds p. m. In my view my landlord simply had turned more greedy + wanted to squeeze more out of my HB entitlements which I did not wanted to claim. It was a shocking experience to conclude that he simply evicted me as a kind of solution, as I had turned whistle-blower and started to cause him now trouble. Which came of course at a very tricky time to me: I was penny-less, my then 8-year old had just settled happily at a new school after home-education.
Well, three years later there are happy and a not so happy endings: after a few months of distress and flat-hunting I'm lucky to have found new and much better landlords, but only through private initiative as the market is truly desperate. The rent is much higher now, even slightly above local HB allowances, but the accommodation is clean and healthy as only recently built with EU regulations in mind. It's a huge improvement as I'm talking 'Health & Safety' and low carbon-footprint, so all-over lower costs for electricity, water + gas. And even, only a month ago, I have been offered by my new landlord a new place in the catchment area of my son's Secondary School, which makes me feel very appreciated as a tenant...
And in the old place: well, the apparent by law 'protected' tenant (what a rare breed!) had finally become evicted through a lengthy court trial as my stench-nuisance producing neighbor had been very persistent in complaining at the Environmental Health department about him, telling fabricated or exaggerated stories about his guitar play and the volume setting of his telly. This poor chap, he had a couple of very distressful years, indeed... In my humble opinion he had been finally evicted and only by court decision as the assessing EH officers were giving my mentally-ill neighbor more credit and not him, he had no chance of a decent defense. He lives now in council acommodation, but of course has lost his well-earned status of protection.
And my Wiccan-practicing neighbour: she had a little accident, possibly as a consequence due to all the bad vents she had sent into her immediate surroundings. One day the ceiling came down onto her! The new tenant, who had moved in into my old place, simply had not taken precautions about the holes between several of the floor-boards and which were just covered up by a thick smelly carpet (I had marked them out with tape in a preventative measure and my son and me simply learnt to avoid these areas). I'm told that this lady fled the building quickly afterwards, but the new tenant was still bound to stay by his short-term tenancy agreement.
I can confirm that three years later the whole building is still in the same decaying and neglected state, with three new vulnerable parties for occupancy. The only difference: they all pay now a higher rent and all the calamities are still there. Nothing has changed, although the local Council, Housing Agency, Environmental Health and even Police and the local fire brigade are aware about the state of the building. For decades it's been the 'haunted house' in the street... How do landlords get away with this? In my view it's simple: because we don't apply EU building regulations on older houses, the whole country would be in shambles! Every tenant on Housing Benefit should have an inspection and the landlord given according to urgency a deadline for repairs. If this deadline is broken, a hefty fine been made to benefit the tenant so that he can bring repairs into good order. Use the rent to make up for the repairs...
42
maria2011-07-18 12:15:35
My boyfriend and I rent a room for 500 pound per month. The boiler is locked is a self made box which understand is illegal.my landlord turns of hot water and heat for days so we have to wash cold n get no heating. There are also live wires showing in kitchen and ant investation,landlord won't listen he just gets a mate round to fix it on cheap.what can I do?
43
Lisa Pearce2011-08-10 19:49:25
My situation is extremely complicated and shows how naive I am.
I moved to a new are as I had secured a Seior job post; I moved into a Log Cabin that was built on the landlords grounds, the property was not attached and we did nt share any facilities. I was given a License agreement which I was assured by the landlord was the correct agreement to have and I believed this to be right.
Rent and deposit payments were given in cash to the landlord and no recepits were given. The deposit was not put into a protection scheme.
After a week in the property I tripped and injured my foot resulting in myself being in cast and on crutches for a total of 3 months altogether. As I hadnt yet started work I had to claim beenfits.
Hosung benefits and ESA took a long time to process and despite telling my landlord this and having to request for the Licence Agreement for benefits purposes she did not show an issue with this until the rent date when I did not have the rent money.
My landlord became physically and verablly abusive and continued to harrass me within my home; she would enter the property as and when she wanted.
About 6 weeks after I had moved in I felt compeltely unsafe to live there and after the police involved it was deemed my best interest to leave as soon as possible, so I left that day becoming homeless and having my posessions go into storage. I did not secure permanent accomdation until 3 months after the ordeal.
Whilst packing up to leave one of my friends who was a buikder wandered around the property and took several pictures which he later informed me was all against building regulations. The list wnet as follows:
-The windows were jot securely fitted
-The gas running to the property was via an exposed gas canister that was at the rear of the property
-Plug Sockets werent fitted correctly
-The lighting fixtures werent fitted properly
AND THE BEST ONE:
-The door frame from the front room/ kitchen to the hallway was not fitted properly and had an extra plank of wood which would be a trip hazard.
Basically the whole proerty was built poorly and the area that I injured myself on was infact, a trip hazard.
I have made statments and given photos to Tenancy Relations Officers and a solicitor who are now dealing with different aspects of the case.
I still have not received my deposit back which the landlord claims I have left too long to request for it back and has further made claims that this whole situation was my fault! I am awaiting my solicitors response to this and the general outcome of this long winded nightmare.
I moved to a new are as I had secured a Seior job post; I moved into a Log Cabin that was built on the landlords grounds, the property was not attached and we did nt share any facilities. I was given a License agreement which I was assured by the landlord was the correct agreement to have and I believed this to be right.
Rent and deposit payments were given in cash to the landlord and no recepits were given. The deposit was not put into a protection scheme.
After a week in the property I tripped and injured my foot resulting in myself being in cast and on crutches for a total of 3 months altogether. As I hadnt yet started work I had to claim beenfits.
Hosung benefits and ESA took a long time to process and despite telling my landlord this and having to request for the Licence Agreement for benefits purposes she did not show an issue with this until the rent date when I did not have the rent money.
My landlord became physically and verablly abusive and continued to harrass me within my home; she would enter the property as and when she wanted.
About 6 weeks after I had moved in I felt compeltely unsafe to live there and after the police involved it was deemed my best interest to leave as soon as possible, so I left that day becoming homeless and having my posessions go into storage. I did not secure permanent accomdation until 3 months after the ordeal.
Whilst packing up to leave one of my friends who was a buikder wandered around the property and took several pictures which he later informed me was all against building regulations. The list wnet as follows:
-The windows were jot securely fitted
-The gas running to the property was via an exposed gas canister that was at the rear of the property
-Plug Sockets werent fitted correctly
-The lighting fixtures werent fitted properly
AND THE BEST ONE:
-The door frame from the front room/ kitchen to the hallway was not fitted properly and had an extra plank of wood which would be a trip hazard.
Basically the whole proerty was built poorly and the area that I injured myself on was infact, a trip hazard.
I have made statments and given photos to Tenancy Relations Officers and a solicitor who are now dealing with different aspects of the case.
I still have not received my deposit back which the landlord claims I have left too long to request for it back and has further made claims that this whole situation was my fault! I am awaiting my solicitors response to this and the general outcome of this long winded nightmare.
44
Lisa Pearce2011-08-10 19:57:34
I also forgot to mention that the landlord is claiming that the license agreement was accurate and as I have signed it then I am to blame for not identifying this as the wrong agreement for the property. She also claims that she did not put my deposit into a protection scheme as I didnt ask her too. She further claims that I was a nuisance to her and put her family at risk.
The main area I would like clarification upon is the building and poor state that it is in. what can I do? this is an area that I am not receiveng any advice upon.
The main area I would like clarification upon is the building and poor state that it is in. what can I do? this is an area that I am not receiveng any advice upon.
45
Jelena2011-08-10 21:30:15
Hello, Lisa, Im very sorry to hear about your horrible situation. My previous landlord was just really bad person and I was fighting with him whole year of my tenancy. It was one year ago but I still remember that time like horror movie.
Unfortunately to myself I found this website just on the last day of that tenancy.
I can not help you, but I can give you advise - try to read as much as possible topics on this website. They have and very useful links inside the topics. Myself I've got my deposit back, just because I started to ask a lot of questions that landlord, and I knew from the beginning that his answer would be wrong. About deposit as I remember it is fully landlords responsibility to put it on separate account under deposit protection scheme, and to give you proof of this within 14 days from contract beginning. I also ask some question on justanswer.com. But usually they give just overall info.
So I think apart from listening to your solicitor it would be good to read through this site yourself and to get more info. Plus as I remember they have here links to other site about health and safety. I wish you good luck.
Unfortunately to myself I found this website just on the last day of that tenancy.
I can not help you, but I can give you advise - try to read as much as possible topics on this website. They have and very useful links inside the topics. Myself I've got my deposit back, just because I started to ask a lot of questions that landlord, and I knew from the beginning that his answer would be wrong. About deposit as I remember it is fully landlords responsibility to put it on separate account under deposit protection scheme, and to give you proof of this within 14 days from contract beginning. I also ask some question on justanswer.com. But usually they give just overall info.
So I think apart from listening to your solicitor it would be good to read through this site yourself and to get more info. Plus as I remember they have here links to other site about health and safety. I wish you good luck.
46
John Aitken2011-08-10 22:46:02
Best of luck there
47
barry2011-08-11 19:45:15
hiya i have lived in my property for two year i started to smell gas these last 3 week so i contacted my landlord to come out which he did but he had no certificate and kept saying i corgi registered, anyway he found the leak which the pipe had two holes in it, but also there was another pipe about 4 foot long which had 2 holes covered up with duck tape and another 2 holes covered with tin foil, i have a 16 month old i couldnt of imagined what could of happened i lived here for two year with that. he has endangered me and my familys life
48
lia2011-08-28 21:04:01
I moved into a propety only 2 weeks ago with my 7 year old child. The day we moved in we were told the toilet did not flush and that we were to use the bathroom tap to fill up the cistern until the plumber came out.
The plumber came out the same day and alleged to have fixed it,however the following day the toilet now is leaking and also water is constantly running into the toilet and is non stop flushing by itself so the water has to be turned off to avoid the toilet overflowing.
The plumber returned to say it had developed another problem and would be back the following day with another part for it well that was 5 days ago and he has not returned.
Also the day after we moved in the boiler stopped working- i called the letting agents but they were closed as it was friday at 5.45pm they had no emergency number on their answer phone or website and or on the tenancy agreement so we were left without heating and hot water the whole weekend.
On the Monday the plumber came and got it working but said as the boiler is 16 years old its had it and needs replaced and will go again but hopefully not before we get a new boiler-well low and behold it goes on the blink for good 2 days later.
Another engineer came out who issued the gas safety cerfiticate stating on it the bolier needs replaced.
Now that was all over a week ago the boiler is still not working we have no heating and no hot water.
The agent is saying our landlord lives abroad and has to send the money to him before we can get a new boiler and we will just have to put up with it until such a time
We also have a disgusting sewage smell throughout the whole property which we are being fobbed off with as being heating related however this smell is coming from pipes located in an airing cupboard next to the bathroom and i know for a fact it is those pipes and drainage related.
We are freezing my son and i are both asthmatic and i have just been to the doctor today and have bronchitis, yes probably related to this freezing cold house.
Please please help us the agent is dismissing a rent reduction as i have said we will have to move in with my elderly father 40 miles away and i am going to have to commute those 40 miles daily to get my son to school here as we cant bare this cold and sewage smell any longer aswell as a toilet that is constantly flushing by itself.
Surely as this property is not habitable the landlord is responsible to cover the costs of a b&b or rent reduction until these problems are repaired.
The plumber came out the same day and alleged to have fixed it,however the following day the toilet now is leaking and also water is constantly running into the toilet and is non stop flushing by itself so the water has to be turned off to avoid the toilet overflowing.
The plumber returned to say it had developed another problem and would be back the following day with another part for it well that was 5 days ago and he has not returned.
Also the day after we moved in the boiler stopped working- i called the letting agents but they were closed as it was friday at 5.45pm they had no emergency number on their answer phone or website and or on the tenancy agreement so we were left without heating and hot water the whole weekend.
On the Monday the plumber came and got it working but said as the boiler is 16 years old its had it and needs replaced and will go again but hopefully not before we get a new boiler-well low and behold it goes on the blink for good 2 days later.
Another engineer came out who issued the gas safety cerfiticate stating on it the bolier needs replaced.
Now that was all over a week ago the boiler is still not working we have no heating and no hot water.
The agent is saying our landlord lives abroad and has to send the money to him before we can get a new boiler and we will just have to put up with it until such a time
We also have a disgusting sewage smell throughout the whole property which we are being fobbed off with as being heating related however this smell is coming from pipes located in an airing cupboard next to the bathroom and i know for a fact it is those pipes and drainage related.
We are freezing my son and i are both asthmatic and i have just been to the doctor today and have bronchitis, yes probably related to this freezing cold house.
Please please help us the agent is dismissing a rent reduction as i have said we will have to move in with my elderly father 40 miles away and i am going to have to commute those 40 miles daily to get my son to school here as we cant bare this cold and sewage smell any longer aswell as a toilet that is constantly flushing by itself.
Surely as this property is not habitable the landlord is responsible to cover the costs of a b&b or rent reduction until these problems are repaired.
49
SpeedySpod2011-08-29 13:20:48
Hi, dear Lia...
sounds to me that you have, what I'd call, a rogue landlord who's living abroad and allows an agency to
work on his behalf. You are still bound to the 6-months preliminary agreement, so you cannot fiddle around with the rent. You must give the Estate Agent a chance to complete repairs in a kinda period they suggest to you.
All the described conditions for toilet, boiler, hot water and sewage smell sounds to me like 'long-term' neglect by the agency and that is most likely because the absent landlord is not paying what-ever pricely suggestion for repairs the agency is making to him. You as a tenant, you have seen the state of the property on the day of viewing. Now, in the first few weeks I would make a very detailed list of what needs repairing and hand this list over to your agency, so that you will not be made responsible before you vacate.
In my view and if I'd be in your situation (for which I can only extremely sympathise), I would try to find my own solution while the repairs are still due:
1. go to the Citizen Advice Bureau and seek advice
2. get your name on the local Housing Association list (in case you are not on it, yet).
3. Meanwhile, while your toilet is somewhat temperamental with involuntary flushes and overflow (+ putting this in context with sewage smell from a different corner, I'd be highly suspicious that there is a blockage somewhere deeper in the drainage system +/- burst/leaking pipe...that would explain the running-away plumber! He should know how serious the situation is, and if his clients are not well paying then there's no business for him...although I'm pretty sure you as a victim, you are caught up in this). Well, also here I would find my own solution while 'repairs are pending', like: do you have a public toilet nearby? Use that and switch the water supply to your toilet off.
4. While the label is on your ancient boiler, switch the gas supply off. I have no idea where in the UK you are living. I understand that we are at the begin of Autumn, so help yourself keeping yourself warm - by dressing up, doing day-time exercises, use more blankets, get yourself some water bottles asf...even
build your own window insulators with cardboard + tinfoil to keep the heat in at night. Use kettle water only as the only form of hot water. Check the watt number on your kettle if you now run it more often (3000 W cost you much much more electricity than a 900 W!!!), so switching a kettle can safe you lots of money in the long run! Get some lambwool jumpers + sheep skins from ebay. These are just some ideas what you can do while gaining indepency from a heating you cannot use.
5. Regards the smell, if it goes on your nerves (the nose can be a very fine-tuned organ in particular if one is very anxious about a situation!), use some vaseline for the inside of your nostrils. You can get a pot for around 1 Pound, and that's cheap for putting your mind a little bit at rest and not getting wound up about it.
6. It's too early to blame asthma and bronchitis on your new home, so I wouldn't buy into this. But if you and your child are pre-destined to get more
likely now colds and chest infection (hope not!) then do everything possible to boost your immune system: daily orange juice, healthy diet, exercise, reduce smoling + drinking...that kinda thing. 'cause you want to come healthy out of the end of this whole thing, don't you?
and finally, that's my most important point: you are bound by your tenancy agreement, so you MUST pay for the whole rent you have agreed upon for six whole months when you have signed the tenancy agreement (yes, I agree, the UK law seems nicer to allow rogue landlord than to rogue tenants; as these exist too, don't we know it?). So what I'm saying, apart from your very detailed list keep yourself otherwise very quiet for the rest of the period. Because you want the Estate Agent to give you an excellent reference. They might be even supportive in helping you finding better accomodation in your area, if the lack of repairs are due to the landlord they happen to represent. That would be my kind of strategy: being a great example of a tenant and move out as quick as I can if the situation should prove to become long-term as negligent as it already is. Best of luck, let us now how you got on six months, will you???
sounds to me that you have, what I'd call, a rogue landlord who's living abroad and allows an agency to
work on his behalf. You are still bound to the 6-months preliminary agreement, so you cannot fiddle around with the rent. You must give the Estate Agent a chance to complete repairs in a kinda period they suggest to you.
All the described conditions for toilet, boiler, hot water and sewage smell sounds to me like 'long-term' neglect by the agency and that is most likely because the absent landlord is not paying what-ever pricely suggestion for repairs the agency is making to him. You as a tenant, you have seen the state of the property on the day of viewing. Now, in the first few weeks I would make a very detailed list of what needs repairing and hand this list over to your agency, so that you will not be made responsible before you vacate.
In my view and if I'd be in your situation (for which I can only extremely sympathise), I would try to find my own solution while the repairs are still due:
1. go to the Citizen Advice Bureau and seek advice
2. get your name on the local Housing Association list (in case you are not on it, yet).
3. Meanwhile, while your toilet is somewhat temperamental with involuntary flushes and overflow (+ putting this in context with sewage smell from a different corner, I'd be highly suspicious that there is a blockage somewhere deeper in the drainage system +/- burst/leaking pipe...that would explain the running-away plumber! He should know how serious the situation is, and if his clients are not well paying then there's no business for him...although I'm pretty sure you as a victim, you are caught up in this). Well, also here I would find my own solution while 'repairs are pending', like: do you have a public toilet nearby? Use that and switch the water supply to your toilet off.
4. While the label is on your ancient boiler, switch the gas supply off. I have no idea where in the UK you are living. I understand that we are at the begin of Autumn, so help yourself keeping yourself warm - by dressing up, doing day-time exercises, use more blankets, get yourself some water bottles asf...even
build your own window insulators with cardboard + tinfoil to keep the heat in at night. Use kettle water only as the only form of hot water. Check the watt number on your kettle if you now run it more often (3000 W cost you much much more electricity than a 900 W!!!), so switching a kettle can safe you lots of money in the long run! Get some lambwool jumpers + sheep skins from ebay. These are just some ideas what you can do while gaining indepency from a heating you cannot use.
5. Regards the smell, if it goes on your nerves (the nose can be a very fine-tuned organ in particular if one is very anxious about a situation!), use some vaseline for the inside of your nostrils. You can get a pot for around 1 Pound, and that's cheap for putting your mind a little bit at rest and not getting wound up about it.
6. It's too early to blame asthma and bronchitis on your new home, so I wouldn't buy into this. But if you and your child are pre-destined to get more
likely now colds and chest infection (hope not!) then do everything possible to boost your immune system: daily orange juice, healthy diet, exercise, reduce smoling + drinking...that kinda thing. 'cause you want to come healthy out of the end of this whole thing, don't you?
and finally, that's my most important point: you are bound by your tenancy agreement, so you MUST pay for the whole rent you have agreed upon for six whole months when you have signed the tenancy agreement (yes, I agree, the UK law seems nicer to allow rogue landlord than to rogue tenants; as these exist too, don't we know it?). So what I'm saying, apart from your very detailed list keep yourself otherwise very quiet for the rest of the period. Because you want the Estate Agent to give you an excellent reference. They might be even supportive in helping you finding better accomodation in your area, if the lack of repairs are due to the landlord they happen to represent. That would be my kind of strategy: being a great example of a tenant and move out as quick as I can if the situation should prove to become long-term as negligent as it already is. Best of luck, let us now how you got on six months, will you???
50
leanne2011-09-06 23:20:52
We moved in to a property mid June 2011 in dove close, ne12 area in Newcastle. Within days of moving in, we had our 1st cabin monoxide leak (we have our own detectors) when we informed the land lady she told us that there was nothing wrong with the boiler, as utter had been serviced in Feb. She reluctantly sent someone out 3 days later which advised hee that the boiler was very old and would need replacing. Remedial work was also carried.out to make safe the boiler. We have since had 2 more leaks, which again the landlord has not been particularly bothered about, and has more.if less accused us of making the problem up? The last gas safety engineer who attended found the problem straight away, and advised that if there was another leak then the boiler would be condemned. We gave the land lady a months notice after the last leak, explaining that we felt our health and that if my partners children was being compromised by her lack of professionalism. we then received a text message stating that if there was another pardon monoxide leak, then she would be prepared to maybe replace the boiler? we are needless to say, leaving the property tomorrow. It is hard to believe that landlords are unaware if their responsibility regarding carbon monoxide. We have put it down to thus particular lady being unprofessional and fiendish right thick! Thank god we had detectors though......and we are able to tell the tale and walk away. A big change is needed in law to get rid if these idiots which compromise the health safety and potentially the life others.
* can I apologise for the odd strange word that may appear in my post. I am using predictive text, and done words appear wring. Thank you for reading*
* can I apologise for the odd strange word that may appear in my post. I am using predictive text, and done words appear wring. Thank you for reading*
51
brian wilkinson2011-10-09 12:14:57
Hi hoping for a bit of advice
my daughters boyfriend and his mother live in rented accomodation, the landlord is not nice
The have had not heating or hotwater for over a week he flatley refuses to repair the heating after someone came to repair it.
The both have bad coughs at the moment and are not looking well
what is the act the y can refere to and whats the first step
many thaks in advance, i am so incensed in the 21st century that dicensean attidues seem to be prevailing
many thanks
brian
my daughters boyfriend and his mother live in rented accomodation, the landlord is not nice
The have had not heating or hotwater for over a week he flatley refuses to repair the heating after someone came to repair it.
The both have bad coughs at the moment and are not looking well
what is the act the y can refere to and whats the first step
many thaks in advance, i am so incensed in the 21st century that dicensean attidues seem to be prevailing
many thanks
brian
52
Cardifflandlord2011-10-09 12:40:46
@Brian:
It;s a legal requirement and a statutory requirement for their landlord to provide hot water and if heating is supplied it should be working.
Contact your local authorities private housing office or the environmental health department. I would be inclined to get the boiler repaired and then claim back from the landlord or withhold the rent until the repair is paid for - (British Gas have a fixed price repair I think. If the LL threatens you - say you will happily see him in court to discuss his failure to obey his legal duties. Be reasonable at all times including in any written communication (which i would definately do) so that if it does go to court YOU are seen as the side with the morals.
It;s a legal requirement and a statutory requirement for their landlord to provide hot water and if heating is supplied it should be working.
Contact your local authorities private housing office or the environmental health department. I would be inclined to get the boiler repaired and then claim back from the landlord or withhold the rent until the repair is paid for - (British Gas have a fixed price repair I think. If the LL threatens you - say you will happily see him in court to discuss his failure to obey his legal duties. Be reasonable at all times including in any written communication (which i would definately do) so that if it does go to court YOU are seen as the side with the morals.
53
brian2011-10-09 12:49:20
@Cardiff landlord
Thank you for you reply, I will pass on your comments
Much obliged sir
Thank you for you reply, I will pass on your comments
Much obliged sir
54
Mandie S.2011-10-17 16:22:12
ok, I'm just asking question even though I'm pretty sure of the answer already. I just moved in to my apartment in a subsidize building. I'm 7 months pregnant and scared for my life because just this past week it has been raining a lot and I've noticed my windows leak in my bedroom so bad that the water sprays at least a foot from the wall after it hits the sill, right next to an electrical socket. My land lord said its the design of the building and there's nothing she can do. But I've talked with other tenants and their windows have been leaking for over a year and they got the excuse "Shes waiting on bids from companies to re-caulk the windows from the outside." It's a 15 story subsidized apartment building and they just replaced the tiles in the lobby for our HUD inspection even though the original tile was completely fine and didn't need to be fixed. She can fix something that doesn't need it but can't fix the windows? I'm pissed that I'm getting two different stories and I know for a fact water and electrical sockets are a fire hazard. What can I do to make her fix the problem? Because as it stands she endangering mine and my unborn son's lives!
55
Johnny2011-10-17 20:18:06
Hi Mandie S
Seems you need to contact the council soon as possible by phone preferably and tell them the problem and they will send someone out to have look and then after they make an assessment they will give the landlord so long to do it and if he dosen't in a reasonable amount of time depending on the urgency of the maintenance they will send they're own worker/s out to sort it and he will be billed. I had to do this myself as my landlord left the roof in a bad state and rain kept coming through in bucket loads and it too was reaching the power supply very dangerous indeed. In the end he sent a proper company out after a final warning from the council. TC
Seems you need to contact the council soon as possible by phone preferably and tell them the problem and they will send someone out to have look and then after they make an assessment they will give the landlord so long to do it and if he dosen't in a reasonable amount of time depending on the urgency of the maintenance they will send they're own worker/s out to sort it and he will be billed. I had to do this myself as my landlord left the roof in a bad state and rain kept coming through in bucket loads and it too was reaching the power supply very dangerous indeed. In the end he sent a proper company out after a final warning from the council. TC
56
Miss tip2011-10-31 19:26:26
Im a fed up tenant I have problem with my apartment dealin with a really bad roach infestation, roaches is get in my food I have throw alot of food away, then my kids cant even eat their food peacefully because the roaches tryin to get in their food, I told my landlord about the problem at took them about a month to come, but when they did decide to come they had their own maintance man to come and put paste in the apartment but it didnt work, so call I call their general management to let know whats goin on, they promise me that they was goin bring a special team to kill them it took them a couple of weeks to that, once again they didnt solve the problem, once again I talk to my landlord about the situation once again they brought their maintance man to lay out some paste bait, I refuse for them to do it unless they got the pest control out here because it is a very bad infestation, I really need help its like my landlord really dont care about this infestation, it serious to me because it is a health hazard, is their anybody I can touch with they make do what they need to do with their apartment complex
57
helen J2011-11-11 17:40:46
im a single mum living in 2 bedroom flat i have a two year son living in a high rise building on the 20th floor the flat is full asbestos bad damp and black mould growing in my kitchen my cupboards are mouldy and broken the sink stinks vile and i mean vile!! constant draft alwys cold in here bathroom is in bad disrepair wires on show sockets on hanging constant antisocial behavior eg piss heads fighing hovering on the stairs drug dealing lifts contantly keep breaking down call the council and the advisors are so rude while your talking to them they are either drinking on eating and im at the other end of the fone and i can here that i have constant bird infestation i was told that i should clean it my self i said have a young child i cant touch bird shit the advisor replyed not her problem this is constant and on going problems no one will listen when i first viewed this property i was told all the things that need doing will be done then i refused this property im living in now i was told if i dont take this property i would taken off the housing registar so i ended up takin it but a ive lived i have leart alot and seen alot and now enough is enough this no place to bringing up a child !! can anyone give me some advice is there any landlords that have a two bedoom house that want a good tenant im quiet and loyal!!! i really need to come out this property
58
feduptotheeyeballs2011-11-22 22:03:27
ive lived in my rented property for 4 yrs,it had a collapsed kitchen,broken toilet,back door never locks,windows dont open,if i just touch the back door and window it wobbles as its not attached to the house its just resting there with 1 screw holding it in place, front/patio door broken glass so had black bag over it and the list goes on,i was imformed everything would be repaired within 1 month of me moving in,it took me 3 yrs and stopping my rent to get the front door fixed and kitchen repaired but thats it,ive never received a gas safety certificate even though i was told there was one when i moved in but he wouldnt show/give me it because he said tenants sell them???? and hes never ever been round or sent anyone else to do another gas check. the only blessing i have is that the boiler is out in my patio area and not directly in my home, the council wont help said i should pay for a check????? im a single parent on esa how can i afford it. they wont rehome me and my kids and say if i leave i'll make myself intentionally homeless so will be on the streets so i stay here as it does have a roof (jinxed it now)and its better than a cardboard box but sometimes i do wonder at least a cardboard box wont fall on me and kill me or poison me with carbon dioxide, crappy landlords
59
Dagmar2011-11-23 00:12:03
Guys, apply the powers of 'positive thinking' and keep on moving until you are happy. Until then, as long as you keep paying the rent, you are 'good tenants' with good history - you don't want to ruin that by complaining too much. The only reason that landlords are in this business is greed, they are not Samaritans. You are best to make a list of every issue immediately when/before you move in (incl. photographic evidence kept on a personal file for retrieval later). Then hand in that list to your landlord within the first four weeks of the pre-liminary tenancy agreement. If they are more issues cropping up later and the landlord doesn't do anything about it in reasonable time (around 2-3 weeks, very rarely you have someone doing repairs immediately), then seek the Citizen Advice Bureau for advice. If things are unbearable, safe up and move!!!
That's me thinking, having now lived in the UK for over 12 years in all sorts of places. I'm now for the last 5 years with an Estate Agent. I pay more out of my own pocket next to housing benefit, but then the Agent is very good, even helped me with a brand-new apartment when my son changed to Secondary School.
Don't waiste your time/quality of life on rogue private landlords!!! Having said that, I'm sure there are some nice landlords out there too. The proof is in the pudding, and you won't find them talking here. 'cause they are so happy, that they have nothing to say.
That's it from me finishing on a note I recently heard in a movie as 'my grandma always used to say: Failure is not falling down....failure is staying down!!!!'
Good luck to you all!!!
That's me thinking, having now lived in the UK for over 12 years in all sorts of places. I'm now for the last 5 years with an Estate Agent. I pay more out of my own pocket next to housing benefit, but then the Agent is very good, even helped me with a brand-new apartment when my son changed to Secondary School.
Don't waiste your time/quality of life on rogue private landlords!!! Having said that, I'm sure there are some nice landlords out there too. The proof is in the pudding, and you won't find them talking here. 'cause they are so happy, that they have nothing to say.
That's it from me finishing on a note I recently heard in a movie as 'my grandma always used to say: Failure is not falling down....failure is staying down!!!!'
Good luck to you all!!!
60
Pete N2011-11-23 14:51:23
I have a situation right now with my landlord (well it is his wife that is creating).
We have been tenants for the last 8 years now all of a sudden SHE has decieded she wants us out , she has found a prefered asian tenant where do we stand as far as the law goes for rights ect anyone know before i escelate this to all out war ..
Thanks.
We have been tenants for the last 8 years now all of a sudden SHE has decieded she wants us out , she has found a prefered asian tenant where do we stand as far as the law goes for rights ect anyone know before i escelate this to all out war ..
Thanks.
61
Benji2011-11-23 17:26:15
Pete,
Is your tenancy agreement an 'assured shorthold tenancy'?
When does it end?
Is your tenancy agreement an 'assured shorthold tenancy'?
When does it end?
62
Mr X2011-11-23 18:52:40
Pete unless you are in a fixed agreement, the landlord has every right to get you out their property. They do not even need to state a reason, as long as they give you 2 months notice.
However, if you do have a valid agreement, they cannot get you out until the tenancy ends.
However, if you do have a valid agreement, they cannot get you out until the tenancy ends.
63
Pete N2011-11-23 21:39:21
Oh well it's over to the taxman and the customs man in that case .
Cheers ..
Cheers ..
64
helen J2011-11-23 22:22:18
feduptotheeyeballs!!! from what ive done write a letter of complaint to your landlard by LAW he has to reply to your letter in 10days report this to your LOCAL MP pay them a visit also show some photographic eveidance and they will help!! that is exctly what im ding coz im fed up too!! good luck
65
Eilish2011-11-24 19:50:06
hi i recently moved out of my flat as the mold was affecting my health, damaging all our belongings and furniture. we left the flat with no warning to the landlord and gave the keys back within a few days. he now refuses to belive there is mold there and says he can keep our deposit and give us extra charges for the furniture we left?? any one have any advice on what to do??
66
Benji2011-11-24 20:37:41
How was your health affected?
If its well bad, try phoning a compensation claims fU lawyer now.
If the keys were moldy then it is your rights to give them back. If he dont believe in Santa then he wont believe in mold.
Try calling furniture DFrS superstore to replace the furniture you left. They give u interest free credit, 50% off and free delivery b4 xmas.
If its well bad, try phoning a compensation claims fU lawyer now.
If the keys were moldy then it is your rights to give them back. If he dont believe in Santa then he wont believe in mold.
Try calling furniture DFrS superstore to replace the furniture you left. They give u interest free credit, 50% off and free delivery b4 xmas.
67
Elizabeth and Gerard2011-11-26 18:04:36
Before we moved into our current rental accommodation we were advised that all the double glazing in our 2 bedroom flat (1 bedroom 1 lounge) would be replaced, an unplanned uninformed visit by the landlord 3 months after we moved in to "measure the windows" led us to believe that this would be done. It is now 8 months after these works should have been carried out and all seals on all the windows are completely worn meaning the flat is uncontrollably damp and cold to the extreme, with mould even forming on the windows every week. When we moved in we were advised by the landlord to keep a provided dehumidifier on for a few hours a day to help combat this while they organised replacement however it has now been 8 months and despite our best efforts (which include keeping the dehumidifier on for up to a ridiculous 6-7 hours a day) we feel as if we are living in unacceptable conditions. The result of all windows in the property being compromised has meant that we are living in conditions which are affecting our health and also costing us a small fortune in electricity bills even though we are very diligent and do not waste power (1 light on at any one time, 1 load of washing a week, 1-2 meals cooked a day etc) , to give you an example the cost of keeping the dehumidifier on 6-7 hours every day and the heating on for a mere half an hour a day is costing us £140 this month for a small flat. We HAVE to put the heating etc on otherwise the carpet is damp and the air is heavy with moisture it doesn't even warm the place up, yet it is pointless as the heat escapes through the windows almost immediately afterwards. We do not feel that we can live here much longer and would like advice on anything we can do about this, our tenancy ends in 5 months and we feel we deserve compensation for the failures of our landlord and immense stress caused, or at least major help with the huge electricity bills the problem they have not rectified is causing us and the windows fixed asap. We feel that if this is not done we want to force end the tenancy for health risk and unsuitable living conditions. We are not able to live peaceably in the property due to the above. Any advice would be appreciated as to what we can do about this. Please help and Thank you in advance.
68
Dagmar2011-11-27 22:02:28
Hello, Elizabeth & Gerard...
you guys really take my sympathies. The thing is, do you really realise what your landlord is meant to do for you and what is in your own responsibility to run the place 'energy-efficient'???
I'd advice you to do your own form of DIY, and this doesn't cost you much. Just a little time and energy and a little bit of investment - are you up for it?
1. If your dehumidifier is too costly (maybe it's an old model???) first make yourself familiar about 'watt' - how much does an electrical appliance cost to run on your electricity per hour. The lower the watt number the less the electricity consumption...maybe you want to talk to your electricity provider who will be able to give you advice on more energy-efficient models.
2. Regards windows leaking...you can by a tube of window or bathroom sealant for under 1.50 Pds in any DIY shop or Poundstretcher. As your landlord can't be bothered to invest in doulbe-glazing (I know he has promised you, but does he really has to stick by law to his verbal promise? Double-glazing is only for sound-proofing).
and 3. This is a highly unusual suggestions, but well worth it: window glass is an excellent heat conductor and you are right to assume that you are loosing heat through the windows. Double-glazing would not prevent that. I've 'invented' my own kind of window cover: two card-board out in the shape of your window, sandwich in between a layer of bubble wrap and one layer of tin foil (it's the tin foil that is an excellent infra red reflector)...that makes you a brilliant heat reflector shield. Cover it with some nice cloth and it looks like a curtain. Every evening, instead of pulling drafty curtains, put your DIY reflector shields in front of your windows and that will help you to keep your electricity bill low.
4. Maybe you guys run an old fridge/freezer...that pushes up your electricity bill, too. Or convection heaters, if you've got those chuck them out immediately. Rather invest into waterbottles, woolen blankets asf...become inventive!!!
Got it?
Best of luck to you!!! Turn your home into a cosy home and make it well through this winter. At least you have a home!!!
you guys really take my sympathies. The thing is, do you really realise what your landlord is meant to do for you and what is in your own responsibility to run the place 'energy-efficient'???
I'd advice you to do your own form of DIY, and this doesn't cost you much. Just a little time and energy and a little bit of investment - are you up for it?
1. If your dehumidifier is too costly (maybe it's an old model???) first make yourself familiar about 'watt' - how much does an electrical appliance cost to run on your electricity per hour. The lower the watt number the less the electricity consumption...maybe you want to talk to your electricity provider who will be able to give you advice on more energy-efficient models.
2. Regards windows leaking...you can by a tube of window or bathroom sealant for under 1.50 Pds in any DIY shop or Poundstretcher. As your landlord can't be bothered to invest in doulbe-glazing (I know he has promised you, but does he really has to stick by law to his verbal promise? Double-glazing is only for sound-proofing).
and 3. This is a highly unusual suggestions, but well worth it: window glass is an excellent heat conductor and you are right to assume that you are loosing heat through the windows. Double-glazing would not prevent that. I've 'invented' my own kind of window cover: two card-board out in the shape of your window, sandwich in between a layer of bubble wrap and one layer of tin foil (it's the tin foil that is an excellent infra red reflector)...that makes you a brilliant heat reflector shield. Cover it with some nice cloth and it looks like a curtain. Every evening, instead of pulling drafty curtains, put your DIY reflector shields in front of your windows and that will help you to keep your electricity bill low.
4. Maybe you guys run an old fridge/freezer...that pushes up your electricity bill, too. Or convection heaters, if you've got those chuck them out immediately. Rather invest into waterbottles, woolen blankets asf...become inventive!!!
Got it?
Best of luck to you!!! Turn your home into a cosy home and make it well through this winter. At least you have a home!!!
69
Dagmar2011-11-27 22:19:08
Hello, Eilish...
if there's mould a tenant's responsiblity is to wipe it off which is part of standard maintenance. A completely different scenario if mould has eaten through the wall due to cracks, that is the landlord's duty to fix.
You are right: mould does affect people's health so you need to learn all about how to prevent it. E.g. don't hang up your wet washing indoors with poor heating...Mould can cause chest infections, asthma, and in the long run even lung cancer.
And: your landlord is right to charge you if you've left furnitures or other unwanted personal items behind (usually it's a charge for removal). If you move out make sure you hand back the place in the exact same state as you were given. He's entitled to charge you for any repair he had to undertake if you've damaged the property. He should show you receipts for all work done and substract it from your deposit. Only if repair work exceeds your deposit, then he's entitled the lot.
I'd advice you to seek advice from a citizen advice bureau if you are not sure.
(my estate agent has given me a deposit id from the DPS = Deposit Protection Service. http://www.depositprotection.com/ )
Good luck in your new place!!!
if there's mould a tenant's responsiblity is to wipe it off which is part of standard maintenance. A completely different scenario if mould has eaten through the wall due to cracks, that is the landlord's duty to fix.
You are right: mould does affect people's health so you need to learn all about how to prevent it. E.g. don't hang up your wet washing indoors with poor heating...Mould can cause chest infections, asthma, and in the long run even lung cancer.
And: your landlord is right to charge you if you've left furnitures or other unwanted personal items behind (usually it's a charge for removal). If you move out make sure you hand back the place in the exact same state as you were given. He's entitled to charge you for any repair he had to undertake if you've damaged the property. He should show you receipts for all work done and substract it from your deposit. Only if repair work exceeds your deposit, then he's entitled the lot.
I'd advice you to seek advice from a citizen advice bureau if you are not sure.
(my estate agent has given me a deposit id from the DPS = Deposit Protection Service. http://www.depositprotection.com/ )
Good luck in your new place!!!
70
mrs paula marshall2011-11-29 11:12:43
i moved into a council property in june this year, since then i have been permently ill due to damp and mould. i have reported this several times only for a surveyor to come out on one occasion and tell me to open windows! the second time he came was because everything in my kitchen cupboards and drawers was covered in mould and the smell was and still is disgusting! he arranged for someone to come and brush down the outside wall and open cavity and replace old 'rockwell'. now i have fungi growing in my bathroom and no surveyor until jan next year. i have really bad asthma but no-one seems to care. what can i do?
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josefina2011-12-17 10:06:39
My landlord is cheap .. there is a leak in the pipes and It causes water to leak out of my ceiling in my bathroom and its been a problem for years now and its gotten worst . The water has leaked down my wall in to my hall closet that shares a wall with my bathroom and it soaked the carpet in my closet and in my hallway. Every time water comes leaks through the ceiling all my landlord dose is patch up the holes. There is mold in the walls and the sheet rock is soft . My carpet in the closet smells like wet dog . He put a heater in their to dry the carpet and he used a instention cord that had 4 outlets on it just like the ones we have in our walls and he plugs it in the bathroom . I have 2 children ages 8 and 4 years old . I have a video of my bathroom leaking water and my floor was flooded and the outlets he plugged in was sitting on the floor getting wet .. if one of my kids would of walked in the bathroom they would of got shocked
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Mahira Ahmed2011-12-31 05:24:41
Hi. We are living in a fairy old house which has cracks all over, has missing door knobs ( which eventually we fixed ourselves as the landlord didn't pay any attention) have other major problems but the one i really want to address is the rats in our house. it very unhygenic haveing to share your house with rats, we have no food that would be an easy acess and envourgae them to come back and they still do. we left traps, blocked all possible holes we could find and may be a way for the rats but they still manage. in the last inspection, we mentioned it to the agent and she said it was our responsibility as well and to get rid of them the cost needs to be shared. this house is in a pretty bad condition, such that we had leaks in the roof right under our bed, in the door way, a few places in the lounge. and after alot of pushing they had a guy over to fix it, he did say it was a temporary fix and would suggest to the landlord what can be done to make it good permanently, he never came back. Now the recent issue, with the rats.. is it really also our responsibility to pay for the rat exterminator? i dont see any reason we should, the house being in a bad condition cos even getting the exterminators would be a temporary resolution. anyway. Please let me know what i can do and how we can handle this?
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Mahira Ahmed2011-12-31 05:25:37
btw.. we live in Melbourne Victoria.
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Mahira Ahmed2011-12-31 05:32:34
Hi. We are living in a fairy old house for 2yrs+ which has cracks all over, has missing door knobs ( which eventually we fixed ourselves as the landlord didn't pay any attention) have other major problems but the one i really want to address is the rats in our house. it very unhygenic having to share your house with rats, we have no food that would be an easy acess and encourage them to come back and they still do. we left traps, blocked all possible holes we could find that may be a way for the rats but they still manage. in the last inspection, we mentioned it to the agent and she said it was our responsibility as well and to get rid of them the cost needs to be shared. this house is in a pretty bad condition, such that we had leaks in the roof right under our bed, in the door way, a few places in the lounge. and after alot of pushing they had a guy over to fix it, he did say it was a temporary fix and would suggest to the landlord what can be done to make it good permanently, he never came back. Now the real issue, with the rats.. it wasn't that bad last year, but has gotten worse this year, is it really also our responsibility to pay for the rat exterminator? i dont see any reason we should, the house being in a bad condition cos even getting the exterminators would be a temporary resolution. anyway. Please let me know what i can do and how we can handle this?
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Jeremy2011-12-31 09:46:25
Hi Mahira,
I don't know Austrialian law, so I'll give you an English perspective answer and leave you to decide if it will work down-under.
If I were in your shoes and I were absolutely certain that my lifestyle (polite word for food storage and general cleanliness!) was doing nothing at all to attract the rats in then I'd call in the Pest Control people. Not to kill the rats. But to do a report of how they are getting in and that nothing you're doing is attracting them in.
Armed with this, I'd go the the agent and offer the landlord one last, time-bound, opportunity to sort out the problem. If he does not then quit the house, irrespective of how long is left on the agreement. In England there's an implied term the law assumes about every tenancy agreement that the property is fit for ocupation and if it was not advertised as "Rat Infested" then you can make the contract voidable via Frustration.
Lets assume nothing happens: If your landlord is a nasty piece of work and not just a bone idle idiot then he might try to take "revenge" for you quitting his kingly palace early by whitholding the deposit. So just take care to do all the rat communication in writing and get lots of photos when you leave. If Australia has an equivelent of our despsit holding dispute services, then they will treat you fine.
Let us know how things go, please.
I don't know Austrialian law, so I'll give you an English perspective answer and leave you to decide if it will work down-under.
If I were in your shoes and I were absolutely certain that my lifestyle (polite word for food storage and general cleanliness!) was doing nothing at all to attract the rats in then I'd call in the Pest Control people. Not to kill the rats. But to do a report of how they are getting in and that nothing you're doing is attracting them in.
Armed with this, I'd go the the agent and offer the landlord one last, time-bound, opportunity to sort out the problem. If he does not then quit the house, irrespective of how long is left on the agreement. In England there's an implied term the law assumes about every tenancy agreement that the property is fit for ocupation and if it was not advertised as "Rat Infested" then you can make the contract voidable via Frustration.
Lets assume nothing happens: If your landlord is a nasty piece of work and not just a bone idle idiot then he might try to take "revenge" for you quitting his kingly palace early by whitholding the deposit. So just take care to do all the rat communication in writing and get lots of photos when you leave. If Australia has an equivelent of our despsit holding dispute services, then they will treat you fine.
Let us know how things go, please.
76
Pingman2012-01-04 14:21:29
Been a tenant in a bristol house for nearly 2 yrs. In sept I fell down the stairs as there were NO BANNISTERS,HANDRAILS.I suffered a badly broken leg pinned and plated nearly died of lung blood clots as a result of the operation, been unable to walk or work since september and now in the process of being evicted for non payment of rent.I am currently sueing for damages but this will take a yr or more.
Anybody with any ideas as a good course of action. Wrote to my MP he was USELESS Surprise Surprise,Council same although the risk assessor did describe stairs as a death trap After The accident.
Anybody with any ideas as a good course of action. Wrote to my MP he was USELESS Surprise Surprise,Council same although the risk assessor did describe stairs as a death trap After The accident.
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Jeremy2012-01-04 23:46:20
Hello Pingman,
My suggested course of action is:
- Sue for your pain, suffering and current and future loss of income (as you're doing);
- Look for somewhere new to live.
My suggested course of action is:
- Sue for your pain, suffering and current and future loss of income (as you're doing);
- Look for somewhere new to live.
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Deborah2012-01-23 09:10:46
Hi
I currently live in a property that has got mould on every external wall. The mould is very bad and spread over vast areas, my health has been compromised by it and the land lord has done nothing about it just said open the windows and have the dehumidifier on, but neither have worked. It has ruined a lot of my stuff like DVD cabinets, wardrobe and chest of drawers. I'm moving out in just under a week as I can't take it anymore, but I think she is going to not give me my deposit back. Can I charge her for the loss of items that the mould has damaged as I have got photo evidence of the damage the mould has done?? Also do I have a case to maybe take her to a small claims court? Hope you can help. Thanks debs.
I currently live in a property that has got mould on every external wall. The mould is very bad and spread over vast areas, my health has been compromised by it and the land lord has done nothing about it just said open the windows and have the dehumidifier on, but neither have worked. It has ruined a lot of my stuff like DVD cabinets, wardrobe and chest of drawers. I'm moving out in just under a week as I can't take it anymore, but I think she is going to not give me my deposit back. Can I charge her for the loss of items that the mould has damaged as I have got photo evidence of the damage the mould has done?? Also do I have a case to maybe take her to a small claims court? Hope you can help. Thanks debs.
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Kareem Shermer2012-01-24 20:25:12
Ladies who want to have a child but can't are some of the unhappiest people inside the globe. You want this 1 thing so bad, but no matter how hard you try, it is not happening. What's worse is that in this day and age, a lot of females have waited until later to have young children, and added to the frustration and heartbreak would be the panic and fear which you could have waited too long, that the window could possibly have closed.
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Jeremy2012-01-26 00:29:03
Hello Deborah,
You do not mention the building has any deficiencies which could encourage damp. A lot of sources of the conditions which allow mould to appear are related to lifestyle, so if the building has no obvious defects then you could waste a lot of time / money for an inconclusive answer, if you want to the Small Claims process of the High Court.
Sorry, this is not what you wanted to hear, I expect.
You do not mention the building has any deficiencies which could encourage damp. A lot of sources of the conditions which allow mould to appear are related to lifestyle, so if the building has no obvious defects then you could waste a lot of time / money for an inconclusive answer, if you want to the Small Claims process of the High Court.
Sorry, this is not what you wanted to hear, I expect.
81
Shrinath2012-01-31 22:38:22
I have been complaining about bad heating system and wall dampness to the landlord agency; but have not got any support from them. How should I get these issues resolved. Staying in this house has become a nightmare and make me rethink on my decision to move to London, UK. Please suggest.
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