How to Report A Landlord That Doesn’t Comply With Health And Safety
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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Talk / 19 Comments left so far
Alex wrote this on 2009-08-17 14:07:03
I would like to know if any action can be taken AFTER the events happened. I lived for two years in a house which we vacated recently. Last winter the whole heating system broke down and we were left without heating or hot water for nearly 3 weeks (this was around January time).
We also had problems with leakage in the kitchen and the bathroom, which left the wooden flooring damaged and it started to come away and slip around everytime we walked on it. Our stair's carpet was loose and we had to be carefull of not falling down everytime we went down them.
We did not know what to do at the time and I was wondering if we could not complain about it now to protect the next tenants who are at risk of suffering from similar problems.
Thanks.
We also had problems with leakage in the kitchen and the bathroom, which left the wooden flooring damaged and it started to come away and slip around everytime we walked on it. Our stair's carpet was loose and we had to be carefull of not falling down everytime we went down them.
We did not know what to do at the time and I was wondering if we could not complain about it now to protect the next tenants who are at risk of suffering from similar problems.
Thanks.
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Arabelle wrote this on 2009-09-12 11:54:28
Hi all,
I have this sewage smell that come out of my bathroom since I moved in. The smell wasn't present when we visited the flat but I reported it to my Landlord 1-2 days after we moved in.
The landlord is quite responsive in general for our requests, and even tried to install a better ventilator in the shower (he obvously already knew about the smell before we moved it and assured the flat to be smell free when we visited). But we really need to light candles and use airspray all the times..
As I don't want the hassle to move out again I would rather ask for him a rent reduction.
Does anyone know what are the procedures to follow? A letter with a deadline and a the rent reduction?
Any advice welcome
Best
Arabelle
I have this sewage smell that come out of my bathroom since I moved in. The smell wasn't present when we visited the flat but I reported it to my Landlord 1-2 days after we moved in.
The landlord is quite responsive in general for our requests, and even tried to install a better ventilator in the shower (he obvously already knew about the smell before we moved it and assured the flat to be smell free when we visited). But we really need to light candles and use airspray all the times..
As I don't want the hassle to move out again I would rather ask for him a rent reduction.
Does anyone know what are the procedures to follow? A letter with a deadline and a the rent reduction?
Any advice welcome
Best
Arabelle
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Sam wrote this on 2009-09-16 10:37:29
Hello, the boiler in my house had a tag on it which said that the boiler had been condemned and was deemed unsafe to use. We informed him about this as well as the fact that the shower didn't work and there was a leek in the kitchen ceiling amongst other things.
We lived there for two months and he made no effort to fix any of the problems.
Me and my house mate moved out last week, I had not signed a contract for the house as the landlord never presented one to me, which I thought was a little strange.
One of the neighbours phoned me last night and said that there was a note on the door saying that if we didn't contact him or pay rent he would break into the house and steal our stuff. This leads me to believe that he’s not a registerd landlord, and he’s just some guy who owns a house and was renting it out.
Anyway, my question is who do I report him to? I understand that the boiler comes under health and safety, but what about the shower and the leek?
Also do I report the note to the police?
We lived there for two months and he made no effort to fix any of the problems.
Me and my house mate moved out last week, I had not signed a contract for the house as the landlord never presented one to me, which I thought was a little strange.
One of the neighbours phoned me last night and said that there was a note on the door saying that if we didn't contact him or pay rent he would break into the house and steal our stuff. This leads me to believe that he’s not a registerd landlord, and he’s just some guy who owns a house and was renting it out.
Anyway, my question is who do I report him to? I understand that the boiler comes under health and safety, but what about the shower and the leek?
Also do I report the note to the police?
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Johnny A wrote this on 2009-09-17 23:11:14
You can also go to the council (used to be called urbun renewable dept) for help with private landlords that dont carry out urgent work like boilers, faulty fires etc or CHAS. If he threatens you try and find a way to record these events secretly should something terrible happen and you have to prove things later. I've had loads of landlords not one decent one yet I dont know what it is with landlords these days its got out of hand we need a better system to protect tenants more.
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Jools wrote this on 2009-09-18 08:31:08
@ Daniel: Surely you would have seen the state of the house when you went around to view it? No use whinging now - properties don't suddenly fall into such a state of dis-repair.
Most of your complaints are frankly bollocks - your fault for not ensuring they were sorted before you signed BUT the mould IS a health issue. Did you rent via an agent/ If so go back to them and complain. Better still - go to your student housing office at the student union and get them to complain. No Microwave/Kettle/bin? Did you ask what was being included in your rent? I hope to hell that you insisted on having an inventory done, because he could claim YOU lot did the damage and keep all your deposits.
@Alex - nope, should have done it at the time!
@Sam - you could take the letter to the police as it is a threat, whether they decide to do anything about it is debateable! I would just move the hell out asap!
@JohnnyA - there is a system - it is called the Housing Act!
Most of your complaints are frankly bollocks - your fault for not ensuring they were sorted before you signed BUT the mould IS a health issue. Did you rent via an agent/ If so go back to them and complain. Better still - go to your student housing office at the student union and get them to complain. No Microwave/Kettle/bin? Did you ask what was being included in your rent? I hope to hell that you insisted on having an inventory done, because he could claim YOU lot did the damage and keep all your deposits.
@Alex - nope, should have done it at the time!
@Sam - you could take the letter to the police as it is a threat, whether they decide to do anything about it is debateable! I would just move the hell out asap!
@JohnnyA - there is a system - it is called the Housing Act!
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Johnny A wrote this on 2009-09-18 17:21:58
I did say we need a BETTER system the present one isen't doing any good by the look of things.
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Cheesedoff wrote this on 2009-10-02 13:30:20
okay, here goes
Moved in, within one month a problem with the electrics arose. Electrician came out, 24 hours later, electrical supply finally restored, Informed that the electrics in such a mess, new larger consumer unitand rewire required.(April 09)
Informed landlord of doors and windows needing attention (previously painted over) when we went to look at the house it was covered in approx 3 inches of snow, so unsuspecting of any rot)
paint now peeled off exposing damaged window frames. Informed landlord of leak though one of the front doors due to it being so rotten...3 months later, nothing.
informed council, inspected, landlord slapped with an improvement notice
Electrical supply inspected and failed dramatically. Landlord unimpressed and brought own electrican in (friend of a friend) and he states that there are only "one or two small repairs" without even taking the front off the consumer unit or checking the main electrical supply which is housed in a garage with the holes in the roof directly above the electrical supply! not testing any of the sockets.
Both me, the council and the letting agent (whom only marketed the property) are sure he has no intention on doing the work. Interestingly the property is for sale too!!!
Moved in, within one month a problem with the electrics arose. Electrician came out, 24 hours later, electrical supply finally restored, Informed that the electrics in such a mess, new larger consumer unitand rewire required.(April 09)
Informed landlord of doors and windows needing attention (previously painted over) when we went to look at the house it was covered in approx 3 inches of snow, so unsuspecting of any rot)
paint now peeled off exposing damaged window frames. Informed landlord of leak though one of the front doors due to it being so rotten...3 months later, nothing.
informed council, inspected, landlord slapped with an improvement notice
Electrical supply inspected and failed dramatically. Landlord unimpressed and brought own electrican in (friend of a friend) and he states that there are only "one or two small repairs" without even taking the front off the consumer unit or checking the main electrical supply which is housed in a garage with the holes in the roof directly above the electrical supply! not testing any of the sockets.
Both me, the council and the letting agent (whom only marketed the property) are sure he has no intention on doing the work. Interestingly the property is for sale too!!!
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Yank wrote this on 2009-11-03 20:30:30
Like Alex, I'd like to know what to do. We had issues with work not being done in a timely fashion. We also had an agent who acted as go-between. We feel we have a case of maladministration against them as well.
Issues included roof leaking, bathroom in disrepair, inadequate heating, and floors caving in. Roof fixed (so to speak) but ceiling not repaired. No other work carried out for the entire year. When we attempted to give notice, no one responded. Then later they asked for confirmation of intent to vacate and ended up charging us for an extra week of rent.
We were paying part of the landlord's electric and when this was pointed out to him (by us and the electric company), he continued to deny it. Agent made aware and he denied it to them. Agent left and work transferred to another agent who was clueless. At one point, landlord stated a new meter was to be installed and we would get a refund. New meter not in place and he is again denying we have been paying for part of his portion. Clueless agent "on the case" trying to gather data. Meanwhile, he is refusing our deposit.
Where do we turn to for help? We cannot afford legal services but it seems that if they were slapped with a lawsuit, it might make them work faster.
Issues included roof leaking, bathroom in disrepair, inadequate heating, and floors caving in. Roof fixed (so to speak) but ceiling not repaired. No other work carried out for the entire year. When we attempted to give notice, no one responded. Then later they asked for confirmation of intent to vacate and ended up charging us for an extra week of rent.
We were paying part of the landlord's electric and when this was pointed out to him (by us and the electric company), he continued to deny it. Agent made aware and he denied it to them. Agent left and work transferred to another agent who was clueless. At one point, landlord stated a new meter was to be installed and we would get a refund. New meter not in place and he is again denying we have been paying for part of his portion. Clueless agent "on the case" trying to gather data. Meanwhile, he is refusing our deposit.
Where do we turn to for help? We cannot afford legal services but it seems that if they were slapped with a lawsuit, it might make them work faster.
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tammy29 wrote this on 2009-11-17 12:04:09
pretty much the same as the rest accept i have main gas and electrical and water problems never noticed when viewed property as water was turned off and so was the gas and electric,it wasnt until we paid 550.00 deposit had the keys and by that time it was 2 late,i have 2 young children and we have to live without heating as no gas certificate was supplied and i never new this was a must have as its my first private rented house,the landlord wouldnt fix problems so i went above her hhead to the private housing sector who slapped a repairs notice on her she never stuck to fixing anything and all i have been getting is nothing but abuse swearing calling me a slut and saying that me and my children should live in the property over the winter and fucking freeze to death,i was adviced to hold back with rent payments and so i did so but now numerous of times iv been told by her to get out oif her property without seeing the end of my 6month contract,i have only just been here a month,anyone have any ideas as to the rent because it could be going to court but not sure if i havenot paid any rent that have a case if anyone has suggestions please put them to me as im not very clued up in the matter thanks,.
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Debra wrote this on 2010-01-28 16:15:06
I moved into a property 16 months ago and the heating wasn't working properly. The house was, and still is freezing. The landlords son came to the property on several occasions with a plumber to perform, what i can only describe as 'fix the heating theatre'. Finally I got my friend over, who is a plumber, and he diagnosed the problem as a serious blockage which would be costly to put right. I bought some heaters and billed the Landlord for those and the extra energy costs. I naturally complained loudly about his neglect - I also have an out of date Gas Safety Certificate, which I have reported to the HSE, thanks to this site. He is now kicking me out, presumably to find another victim. However, I am moving two doors away to a friends house, so I can warn the newbys....and kippers under the floorboards I reckon! (Tee Hee!)
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leticia medina wrote this on 2010-02-19 22:40:57
i have a black mold problem in my bedroom inside my closet and the restoom , the landlord said he would fix the heater in march 2009 its now feb. 2010 still nothing , the coldness comes in trhu the windows it is so bad that in the morning you wake up and see water inside the appartment . please help me i dot know what to do , plus the door of the refrigerator needs to be repair the cold comes out please help thank you so much , im tried of wearing a sweter for me and my son
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Misty wrote this on 2010-02-25 01:26:50
i have recently moved in to my boyfriends mothers rental there is no lease no deposit and no rent being paid the agreement was that i could live here rent free till i got caught up w a old landlord and untill my boyfriend came home from jail she now has giving me a 6 day notice to leave and i am comming home from work with boxes in front of my door to the point i have to move them to get in to my door that she leaves for me i have 2 kids what is my legal right
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soapy wrote this on 2010-03-19 20:58:08
I'm glad to hear I am not the only one with a terrible Landlord. I have been in my house for 9 years. I am a single mum with two children. At first everything was fine. Then two years later the landlady didn't reissue a tenancy agreement and I still do not have one. The house is falling to bits and I have asked her to do work on the property for the past 4 years, and it is still not done. The only way I can get her attention is to not pay the rent. She makes a promise to get it sorted 'when the weather cheers up' and I pay up, and then nothing. I now owe her two months rent and she is promising to get the work done in the summer, but naturally I don't believe her. Three windows need replacing and the damp course needs redoing as a patio was built over it. There is mould in the toilet, stairway, hallway and my bedroom. The bathroom window doesn't shut. I've NEVER had a gas safety certificate. I suffer with depression and this has whole situation has made it much worse. I've replaced a bath, sink, taps, because they were broken to keep her costs down and to keep the rent low. I've also done a lot of other work, including redecorating my sittingroom and bedroom when the water tank busted. Apparently it was down to me, not her??? I know I shouldn't withold rent, but it is my only way of getting her attention, not that she does anything anyway.
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Yank wrote this on 2010-04-08 18:23:17
From information I've gathered in my dealings with the landlord issue, you have to report these neglectful landlords to the local housing authority. If you do, they would send a surveyor out to assess the neglect. You could get a refund from your rent if they find against the landlord.
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rebecca wrote this on 2010-04-12 16:48:42
hi i recently moved out of my property as my heating packed in before christmas then the house flooded from the water tank for the third time in six months as the landlords mate kept doing a bodge job. so i was left with no heating or water i moved into a mates while i waited for my landlord to fix the problem this happened the end of dec and these problems have still not been fixed! also my tenancy agreement ran out may 2009 and i never signed another one i've never had any safety checks despite the electrics being faulty ever since i moved in in may 2008 and being reported to him on numerous occasions. i left the property sat 3rd april 2010 and since dec have not paid rent due to not being able to live there now my landlord is on about taking me to court for the two months owed altough hes trying to charge 3 i was wondering if he can do this or am i within my rights to refuse to pay?
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Brenda Cox wrote this on 2010-05-03 13:51:08
I have been living in a rented 3-be3 house which I viewed in Dec 2009. The andladty was there and promised she would see to all tghe very necessary repairs before I moved in on Feb 1sdt. She did nothing! She is the fairly recent wife of the latest Labour MP for Bedford, Patrick Hall, but he will do nothing to help me.
My friend who was with me on that 1st visit heard the owner say to me that she would have all the carpets professionally cleaned. I stupidly believed her! So why does the Inventory, independently made on Jan 28th 2010 state that all carpets are dirty and have stains and burn mark?
To my horror I thn disvcovered that 3 doors to the outside did not lock! The new garage roof leaks every time it rains, tghe woodwork is all chipped and marked and most rooms have walls that are stained and otherwise marked. I am beibg cgarhed £750 pcm for this rubbish. I am presently taking back from my rent patments all the money the owner owqes to me for work I HAD to have done to make the house habitable.
Why did I rent it? It is where I need to be and she dID promise that all work would be done.
I am seeing a good solicitor and we are about to sue both the owner and her agents, Taylors Management, for allowing the house to be out on the rental market and for letting it to me, a 76 yr old widow. I am told that judges j=hate bad landlords and I hope the judge I get really punishes her for what I have been through this last 3 months. I will ask for comoensation, a reduction of rent, repament for all I laid out for work done, and a repayment of part of the last 3 month's ren as I have not had full use of the property. The garden is a tip and she wll not take awy the fridge/freezer and washing machine which I told her in December 2009 I would not need as I had my own.
Sonme work has been done but so slowly! The Agents are rude t me and threaten me sometimes. I am now waiting to hear what yhey think about thr reduscedrent my soicitor sent to her solicitors for May 2010! June's rent will also be reduced by monies she owes to me. If she sues me...GOOD. She has no leg to stand on in court as this is an illegal let!
I still cannot use the garage , utility room or downstairs WC as the leaking garage roof affects them all. I am FED UP.
Comments please!
My friend who was with me on that 1st visit heard the owner say to me that she would have all the carpets professionally cleaned. I stupidly believed her! So why does the Inventory, independently made on Jan 28th 2010 state that all carpets are dirty and have stains and burn mark?
To my horror I thn disvcovered that 3 doors to the outside did not lock! The new garage roof leaks every time it rains, tghe woodwork is all chipped and marked and most rooms have walls that are stained and otherwise marked. I am beibg cgarhed £750 pcm for this rubbish. I am presently taking back from my rent patments all the money the owner owqes to me for work I HAD to have done to make the house habitable.
Why did I rent it? It is where I need to be and she dID promise that all work would be done.
I am seeing a good solicitor and we are about to sue both the owner and her agents, Taylors Management, for allowing the house to be out on the rental market and for letting it to me, a 76 yr old widow. I am told that judges j=hate bad landlords and I hope the judge I get really punishes her for what I have been through this last 3 months. I will ask for comoensation, a reduction of rent, repament for all I laid out for work done, and a repayment of part of the last 3 month's ren as I have not had full use of the property. The garden is a tip and she wll not take awy the fridge/freezer and washing machine which I told her in December 2009 I would not need as I had my own.
Sonme work has been done but so slowly! The Agents are rude t me and threaten me sometimes. I am now waiting to hear what yhey think about thr reduscedrent my soicitor sent to her solicitors for May 2010! June's rent will also be reduced by monies she owes to me. If she sues me...GOOD. She has no leg to stand on in court as this is an illegal let!
I still cannot use the garage , utility room or downstairs WC as the leaking garage roof affects them all. I am FED UP.
Comments please!
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Susie wrote this on 2010-08-12 10:53:47
I've lived in my new flat in Bedfordshire now for about 2 months and my landlord is terrible. I had one problem after another, first it was mould in the living room behind my television which was embarrassing when people came round, it took him months to get someone out to sort it out and now I'm having a problem with my boiler. My hot water is not hot anymore, it's mainly warm which isn't nice to have a bath or shower in. I've told my landlord about my problem and within a week he called out a Boiler Repair company who were brilliant at solving the issue and giving advice. My best advice is keep on at the landlord, bug them until you get your problem solved, they have to by law.
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abigail clayton wrote this on 2010-08-20 22:26:05
I have been living in my current house for nearly 2 yrs, when i first moved in i was working full-time so therefore paid the rent myself, i am now currently unemployed and relying on housing benefit, with is proving to be a nightmare, at the minute i am 2 wks overdue with my rent and he has now told me he is going to serve me with a notice. On top of this he has repaired my boiler himself without being gas safe registered and the shower and bath are both broke, what rights do i have, i need some help.
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Please leave a comment
I initially started this website because I wanted to document my every step from property idiot to property landlord,
in hope that people would find my site and help me along the way. I literally didn't have a clue about being a landlord
when I started this website.
KITCHEN:
Oven comes out
No light in oven
Can't read numbers on oven
No microwave
No kettle
No toaster
No bin
Missing draw in freezer
Light/fan above cooker not working
Board next to washing machine falls off
Walls need painting
Kitchen counter strip missing
No curtains/ Blinds for window
Bottom cupboards mould problem
Kitchen counter resealed behind sink
LIVING ROOM:
Curtains are stained
Burn mark on floor
TV has a crack
TV aerial broken
No remote for TV
Floor by garden door come away
Door doesn't close properly
HALLWAY:
Attic hole
DOWNSTAIRS BEDROOM:
Wardrobe has no doors
Missing draw in desk
No lock on door
No Chair
BATHROOM:
Wall
Tiles
BEDROOM NEXT TO BATHROOM:
Wall
Ceiling
No Lock on door
Cracked floor
Blue tac grafitti holes in wall
Sticker on door frame
MIDDLE BEDROOM:
Hole at the end of mattress (means matress are old and used)
Room with no desk
Mould problem on walls
Room with no lock
Window handle tightening
Loose plug socket
SMALL BEDROOM:
Left window doesn't open
GARDEN:
Padlock for back garden gate
Apologies for the long message but I just want to be sure I have a case before I take action. The house is for four of us at £300 a month in manchester for 12months. There are also some blown light bulbs and frayed telephone line cables. My third day here there was also a fly infestation, he sorted that out but clearly this has is not ready to be lived in and I just wanna move out and look for somewhere else. What is your opinion do I have a case or should I just bite my tongue and deal with it???
Apologies for lengthy message any help is welcome and greatly appreciated
Thanks
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