Landlord Obligations / Regulations – The Law
19 Feb 2007
As a landlord there are a number of legal obligations you MUST (and should) abide by. These are all necessary obligations; failing to comply with these could result in prosecution.
Gas safety appliances
The Gas Safety Regulations 1998 place a statutory duty on all landlords of residential property to ensure that all gas appliances, pipe work and flues are maintained in a safe condition.
A inspection of all gas appliances that is provided with in the property by the landlord must be inspected annually by a Council for Registered Gas Installers (CORGI). After inspection a warranted certificate will be issued for proof of inspection; both tenant and landlord should keep a copy.
The Furniture and Furnishings Regulation 1993
All furniture a landlord provides must be fire resistant. Furniture must meet the fire resistance requirements in the Furniture and Furnishings (Fire) (Safety) Regulations 1988.
These regulations require that the following furniture supplied by the landlord in let properties meet fire safety standards:
- beds, headboards of beds, mattresses
- sofas, sofa-beds, futons and other convertibles
- nursery furniture
- garden furniture which is suitable for use in a dwelling
- scatter cushions, bean bags, window seats and seat pads; pillows
- padded stools and padded chests
- put-u-up beds and garden loungers/seats
- loose and stretch covers for furniture
Furniture manufactured since March 1989 will comply with these regulations and most will be marked with a label showing compliance.
The regulations do not apply to:
- sleeping bags
- bed-clothes, duvets and pillowcases
- loose covers for mattresses
- curtains and carpets
- furniture and furnishings manufactured before 1 January 1950 as the inflammable materials were not in use prior to 1950
- properties let continuously to the same tenant since prior to December 1996 until there is change of tenancy
Non-compliance with the above regulations is a criminal offence and carries penalties of a £5,000 fine, 6 month’s imprisonment, or both. In the event of a death, charges could extend to manslaughter.
Repairs & Maintenance- Section 11, Landlord and Tenant Act 1985
The landlord is responsible for the structure and exterior of the property; baths, sinks and other sanitary items; heating and hot water installations. However, this only applies if the tenant has a fixed tenancy contract for under 7 years, else these issues become the tenants responsibility. The landlord is not responsible for damages caused by the tenants.
This legislation requires landlords to:
- keep the structure and exterior of the property in good repair, including drains, gutters and external pipes
- keep installations for the supply of water, gas, electricity and sanitation in good repair and proper working order
- keep installations for space heating and water heating in good repair and proper working order
The Electrical Equipment (Safety) Regulations 1994
Every electrical appliance supplied by the landlord must be safe to use; the electrical installation in the house must be completely safe.
Unlike the Gas Safety Regulations, there is no mandatory requirement for the equipment to undergo any safety testing, but that should be an incentive to be careless.
Although there is no requirement for equipment to be checked, it’s recommended for every landlord to check all electrical appliances and electrics before the start of a tenancy and regularly thereafter.
The following guidelines apply to all electrical appliances supplied for the tenancy:
- live parts should not be accessible
- leads should not be worn or frayed and be complete with no joins
- trailing leads and the use of multiple plug adaptors should be avoided
- correct plugs (marked ‘B SECTION 136’) should be fitted and correctly fused
- plug sockets should be firmly fastened to the wall or skirting
- any moving parts should be guarded
- electric blankets should be serviced according to the manufacturer’s instructions
- microwave doors should be clean, free from corrosion and effective
- washing machines, cookers, etc, should be serviced and in good working order
- electrical heaters and central heating appliances should be serviced annually
- fireguards should meet BS3248
- any fire extinguishers should be marked ‘BS6575 1985’.
Plugs and Sockets (Safety) Regulations 1994
This regulation requires that any plug, socket or adapter supplied for intended domestic use complies with the appropriate current standard, and specifically that:
- the live and neutral pins on plugs are part insulated so as to prevent shocks when removing plugs from sockets and all plugs are pre-wired.
Obtaining consent to let a property
Before letting a property, landlords must obtain permission and/or inform the following:
- mortgage lender
- In respect of leasehold properties, the head landlord
- Any housing association or other body which has regulations applying to the property, e.g shared ownership
- Any adult who has been living in the property with the landlord as husband, wife or partner who may have occupancy rights.
- The landlord’s insurance company who must confirm that cover will be maintained if the property is let.
Tenancy Deposit Protection
The landlord must sign up to a Tenancy Deposit Protection (TDP) scheme in order to provide their tenant with protection. Over the years a lot of tenants have complained that they have unfairly lost their initial deposit; consequently the government introduced this legislation to help apply some moderation to the disputes. For more in-depth details about this ‘landlord obligation’, please go to my Tenancy Deposit Protection Easy Guide article.
Taxation of Income from Land (Non-Residents) Regulations 1995
Any landlord who is considered non-resident for taxation purposes is liable to pay tax on their rental income from letting property.
The details can be complicated depending on your circumstances, so it’s best to check with the Inland Revenue how much tax you’re liable to pay, or if you’re permitted to be exempted from tax.
Energy Performance Certificate (EPC)
Landlords must provide an Energy Performance Certificate to all new and prospective tenants.
The certificate will give each building a SAP (Standard Assessment Procedure – out of 100 possible) rating, and this will equate to an energy rating from A to G, similar to those seen on white goods. For those who don’t speak geek, in English it means, it will show the energy efficiency levels of a property.
More information on Energy Performance Certificate
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Talk / 112 Comments left so far
Anne-Marie wrote this on 2010-01-05 18:04:51
Hi - We are letting a 3 bed house through a reputable letting agency.
We would like to know where we stand leagally about witholding rent, as we have been without heating or hot water since 27th of november, and the letting agency keep coming up with excuses (a different one each time for the same problem :S) as to why it has not been seen to.
The gas company came out last wednesday, but were unable to fix the boiler as a new one is needed, but the lanlord does not want a new boiler but wants the pipes flushing...
it is getting beyond a joke now, and weould appriciate any advice!!
We would like to know where we stand leagally about witholding rent, as we have been without heating or hot water since 27th of november, and the letting agency keep coming up with excuses (a different one each time for the same problem :S) as to why it has not been seen to.
The gas company came out last wednesday, but were unable to fix the boiler as a new one is needed, but the lanlord does not want a new boiler but wants the pipes flushing...
it is getting beyond a joke now, and weould appriciate any advice!!
66
jools wrote this on 2010-01-05 18:55:38
@Hayl: Not sure about the law regarding rent to homebuy. Might be best to speak to your local housing office at the council or a citizens advice office. If they are not doing anything it may be possible to sue them via the small claims court for any monies you spend trying to keep warm.
@Ann-MArie: ordinarrily you are not allowed to retain rent. HOWEVER - due to the very bad weather conditions at the moment there are possibly things you can do.
There are laws relating to the minimum a landlord must supply and hot water is one of them. Speak to your councils housing office tomorrow. Personally i would withold the rent and then when the landlord threatens to evict you for non payment of rent send a letter to the court stating why. Again given the current weather conditions the judge is likely to throw the book at the landlord.
Call the letting agent and state that unless they get authorisation from the landlord for a new boiler immediately you will organise one yourself and them sue them for failing to do their job and the landlord for the cost of installation and the boiler + any expenses. If you get really cold you could say that you are moving into a hotel till something is done and that you will be sending the bill to them and will sue them if necessary for the cost. Do not take no for an answer. Better still - go down there and speak to them in person and do not leave until you get a result. Speak also to your local citizens advise office.
Hope this helps
Jools
@Ann-MArie: ordinarrily you are not allowed to retain rent. HOWEVER - due to the very bad weather conditions at the moment there are possibly things you can do.
There are laws relating to the minimum a landlord must supply and hot water is one of them. Speak to your councils housing office tomorrow. Personally i would withold the rent and then when the landlord threatens to evict you for non payment of rent send a letter to the court stating why. Again given the current weather conditions the judge is likely to throw the book at the landlord.
Call the letting agent and state that unless they get authorisation from the landlord for a new boiler immediately you will organise one yourself and them sue them for failing to do their job and the landlord for the cost of installation and the boiler + any expenses. If you get really cold you could say that you are moving into a hotel till something is done and that you will be sending the bill to them and will sue them if necessary for the cost. Do not take no for an answer. Better still - go down there and speak to them in person and do not leave until you get a result. Speak also to your local citizens advise office.
Hope this helps
Jools
67
darren wrote this on 2010-01-05 21:37:37
hi i have moved into a flat and there is no heating at all, no radiators or anything could any1 tell me if this is legal n maybe give me a link to a website to check this many thanks
68
Elena wrote this on 2010-01-06 07:46:52
Totally agree with Jools.
One more thing, as far as courts mentioned - you need evidence you did communicate your problems to agents and landlords. Write to them and send letters registered to have their signatures they received your letters. In the letters give them deadline to respond, say 5 working days, after which you do whatever you decided to do.
To Darren, read post #38
One more thing, as far as courts mentioned - you need evidence you did communicate your problems to agents and landlords. Write to them and send letters registered to have their signatures they received your letters. In the letters give them deadline to respond, say 5 working days, after which you do whatever you decided to do.
To Darren, read post #38
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Jools wrote this on 2010-01-06 11:18:47
@Darren: Just as a matter of interest - surely you knew there was no heating before you moved in?
70
Elena wrote this on 2010-01-08 16:26:36
To Darren.
Just have spoken to health and safety officer from our council - he said it's illegal to rent out dwellings without any heating, it is in minimal requirements. Landlord has provide you with some sort of heating.
Contact your council for an assessment.
Just have spoken to health and safety officer from our council - he said it's illegal to rent out dwellings without any heating, it is in minimal requirements. Landlord has provide you with some sort of heating.
Contact your council for an assessment.
71
scruffygirl wrote this on 2010-01-09 12:11:39
Hi
Could you please tell me where I stand on Inspections. I have lived in my privately rented house for about nine years. I have just had to complete a third Inventory inspection with the Landlord (he types it up new every time, several pages long). I completed one on entry as is usual, but every so often he requests we go through it all again. This has in the past taken 5-6 hours to complete as he goes through every knife and fork. I have no objections to a walk round inspection but this seems too much. The inspection I did the other day took three hours and he still has to come back to do the upstairs as I didnt have time to finish (is this considered a resonable inspection time?). There are crockery items he has asked I replace NOW and a few other things. I was under the impression that as long as they were repaired or replaced when I left the property, I had fulfilled my part. Am I obligated to repair and hand back items now? I gave him some kitchen bits back to take away. Also (I apologise if I ramble on) when he turned up the other day, after being here about ten mins, he told me he was expecting a friend to turn up to have a look round to see what needed doing. At the time I found this very uncomfortable, and after speaking to someone later that day I was told he had no right to do that with out my previous consent? Is this correct?
Apologies for going on and on, but this has really been getting me down (with many other related problems).
Your assistance in this matter would be gratefuly appreciated.
Could you please tell me where I stand on Inspections. I have lived in my privately rented house for about nine years. I have just had to complete a third Inventory inspection with the Landlord (he types it up new every time, several pages long). I completed one on entry as is usual, but every so often he requests we go through it all again. This has in the past taken 5-6 hours to complete as he goes through every knife and fork. I have no objections to a walk round inspection but this seems too much. The inspection I did the other day took three hours and he still has to come back to do the upstairs as I didnt have time to finish (is this considered a resonable inspection time?). There are crockery items he has asked I replace NOW and a few other things. I was under the impression that as long as they were repaired or replaced when I left the property, I had fulfilled my part. Am I obligated to repair and hand back items now? I gave him some kitchen bits back to take away. Also (I apologise if I ramble on) when he turned up the other day, after being here about ten mins, he told me he was expecting a friend to turn up to have a look round to see what needed doing. At the time I found this very uncomfortable, and after speaking to someone later that day I was told he had no right to do that with out my previous consent? Is this correct?
Apologies for going on and on, but this has really been getting me down (with many other related problems).
Your assistance in this matter would be gratefuly appreciated.
72
jools wrote this on 2010-01-09 12:19:25
You are right he is taking the piss! Tell him you feel he is breaqching your quiet enjoyment of the property. Write it down and also include a eun down of what he is expecting you to put up with. The inventory should be taken at the end.
Mwalk round inspections possibly ok every 6 months but only with you say so. If you say no he can't come in.
Mwalk round inspections possibly ok every 6 months but only with you say so. If you say no he can't come in.
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scruffygirl wrote this on 2010-01-10 13:24:45
Thank you for your response Jools, its good to know Im not whinging about nothing, and your view is very helpful.
Thanks again and Happy New Year to you.
Scruffygirl.
Thanks again and Happy New Year to you.
Scruffygirl.
74
jools wrote this on 2010-01-10 13:54:33
You are welcome!
The whole point of the inventory to to make sure all the stuff there at the start is there at the finish. If you break anything then it has to be replaced. You say you have lived there for nine years? How often is he actually doing the inspections? Is it three yearly (nine years divided by three?).
re-reading your question - if it is every three years i dont think that is too bad given that he needs to make sure that all is well. i think that asking you to replace the crockery now is a bit of a cheek - i would be inclined to replace the broken pieces and then give it to him back - let him store it. They are not too expensive to buy from tesco etc now anyway!
He should really have informed you that the 'friend' was coming around previously but as he gave you the notice that he required entry it would be difficult to contest. Have a chat with him and mention how you feel - it is your house after all till your agreement runs out!
let us know how you get on!
Jools
The whole point of the inventory to to make sure all the stuff there at the start is there at the finish. If you break anything then it has to be replaced. You say you have lived there for nine years? How often is he actually doing the inspections? Is it three yearly (nine years divided by three?).
re-reading your question - if it is every three years i dont think that is too bad given that he needs to make sure that all is well. i think that asking you to replace the crockery now is a bit of a cheek - i would be inclined to replace the broken pieces and then give it to him back - let him store it. They are not too expensive to buy from tesco etc now anyway!
He should really have informed you that the 'friend' was coming around previously but as he gave you the notice that he required entry it would be difficult to contest. Have a chat with him and mention how you feel - it is your house after all till your agreement runs out!
let us know how you get on!
Jools
75
Louise wrote this on 2010-01-12 12:13:09
Hi
Can anyone tell me if it is the responsibility of the landlord to service the boiler (oil) every year?
I believe this is the case, but it states in the contract that I am responsible for this. I queried this at the time of signing the contract and said I was not happy as I thought that by law he was responsible. He said to cross it out on the contract and that he would take responsiblity. I did not want to push the issue at the time because we were desperate to rent the house as I was due to give birth within days and several people had shown interest in renting the house.
Louise
Can anyone tell me if it is the responsibility of the landlord to service the boiler (oil) every year?
I believe this is the case, but it states in the contract that I am responsible for this. I queried this at the time of signing the contract and said I was not happy as I thought that by law he was responsible. He said to cross it out on the contract and that he would take responsiblity. I did not want to push the issue at the time because we were desperate to rent the house as I was due to give birth within days and several people had shown interest in renting the house.
Louise
76
C Smith wrote this on 2010-01-13 15:49:54
I live in a shared flat with 3 others where I rent a room. The landlady has the central heating controls locked in a cupboard and the flat is still very cold. Is there a minimum temperature the flat has to be kept at. Also, how often is she allowed to do "room inspections"?
77
Elena wrote this on 2010-01-13 18:28:04
Hi C,
it is 17-18 Celsius for bedroom and 20-22 living room.
Bare in mind that you may antagonise your landlady if you bring some sort of authority in.
You can call your council, Health and Safety, if it is very cold.
How do you pay pay for your electric? If it is included in your rent, get a small portable heater and use when in and hide when out.
Sometimes people that let rooms in their flats register them as separate dwellings, make sure if you have any TV capable equipment to pay your own license.
Best.
it is 17-18 Celsius for bedroom and 20-22 living room.
Bare in mind that you may antagonise your landlady if you bring some sort of authority in.
You can call your council, Health and Safety, if it is very cold.
How do you pay pay for your electric? If it is included in your rent, get a small portable heater and use when in and hide when out.
Sometimes people that let rooms in their flats register them as separate dwellings, make sure if you have any TV capable equipment to pay your own license.
Best.
78
Angela wrote this on 2010-01-15 09:36:41
At my wit's end...
I rent a room in a flatshare with the landlady, the flat is located on the top floor. My room is opposite to her's with a landing in the middle.
I have two problems which I would greatly appriciate some advice on! I signed a short term tenancy agreement with her back in September for the duration of 2 months, I reminded her that it needed to be renewed which she failed to do and has never come back to me with a new one - where do I stand in regards to giving her notice and getting my deposit back?
The second problem is the flat below us. Recently the girl down stairs has opted to change her wake-up method in the morning's, before she had an alarm which I would sometimes occasionally hear, but now she has opted to having the radio wake her up at 5am which the continuance of "snoozes" in between. I dont really know the girl downstairs, but the landlady does. I asked her to have a word with her in relation to the noise as it keeps disturbing me and waking me up at 5am!!!
To my shock and amazement the landlady said I should speak to her myself, as she does not know how to address the matter (my landlady definately has a mouth on her!) to which I replied I did not feel I should have to as she is friends with the girl downstairs and could just ask her to turn down the radio as she is the owner of the property not me. My landlady then became quite aggressive and we nearly had an arguement to which I walked away.
Can you advise me if it is the landlord/lady's responsibilty or mine to address the neighbour? Is there any written legislation that landlords/lady's have to follow in relation to there responsibilites?
Sorry to have gone on, but as you can appriciate I have been up since 5am!
Angela
I rent a room in a flatshare with the landlady, the flat is located on the top floor. My room is opposite to her's with a landing in the middle.
I have two problems which I would greatly appriciate some advice on! I signed a short term tenancy agreement with her back in September for the duration of 2 months, I reminded her that it needed to be renewed which she failed to do and has never come back to me with a new one - where do I stand in regards to giving her notice and getting my deposit back?
The second problem is the flat below us. Recently the girl down stairs has opted to change her wake-up method in the morning's, before she had an alarm which I would sometimes occasionally hear, but now she has opted to having the radio wake her up at 5am which the continuance of "snoozes" in between. I dont really know the girl downstairs, but the landlady does. I asked her to have a word with her in relation to the noise as it keeps disturbing me and waking me up at 5am!!!
To my shock and amazement the landlady said I should speak to her myself, as she does not know how to address the matter (my landlady definately has a mouth on her!) to which I replied I did not feel I should have to as she is friends with the girl downstairs and could just ask her to turn down the radio as she is the owner of the property not me. My landlady then became quite aggressive and we nearly had an arguement to which I walked away.
Can you advise me if it is the landlord/lady's responsibilty or mine to address the neighbour? Is there any written legislation that landlords/lady's have to follow in relation to there responsibilites?
Sorry to have gone on, but as you can appriciate I have been up since 5am!
Angela
79
jools wrote this on 2010-01-15 11:43:13
Angela. For a start if the landlady is living in the same property she cannot use an AST! Your deposit MUSTBe protected by law in a deposit protection scheme. If she has not protected it you can claim 3x the amount. As the AST is null and void you can just go. As for the neighbour, you are as responsible for dealing with it as the landlady. Just go round, explain the problem reasonably and nicely and see what happens. Can't see her doing much though so you may need to buy some ear plugs and or move! Does the landy lady have a gas safety cert for the property as she is required to by law? Sounds like a right cowboy to me!
80
The Landlord wrote this on 2010-01-15 11:48:29
Jools is right. If you have a resident landlord an AST won't be valid. You'll be either an unprotected tenant or licensee, I suppose.
81
Paula wrote this on 2010-01-20 10:40:40
Hi,i wonder if i could get some advice please.
Myself,my husband and our 4 children live in a privately rented 4bed flat and we have been here 2 & half years.
Last thursday jan 14th our boiler just packed up,its very old and was just a matter of time really. We rang the guy that would usually deal with it (ill call him P)but as he was on holiday our landlord quickly arranged another guy to come and look at it (J) which was great. Now for the problems....
To cut it a lil shorter...i was very shaken up when J informed us that the boiler had been leaking carbon monoxide for god knows how long and that the draughty windows had probably been our saviour.His exact words were 'youre lucky you aren't all dead' he was actually quite angry that P hadnt spotted it at the last so called service early last year. J rang our landlord and explained that the roughly 25year old boiler would have to be condemned and that he would be happy to fit a new 1. (it was that bad he even sent photos to him via mobile phone)Landlord agreed...but then yesterday
he told us that he has applied for a 'scrappage' grant and that we have to wait what he says is days...is that right? is it legal for us to have no heating at all? (my youngest son is registered disabled) i dont believe that it will only be a matter of days.We are using the immersion heater for hot water which is costing us a small fortune...so the heating is the issue as its so very cold.
Id just like to know where i stand as my hubby keeps telling me i cant kick up a fuss.
Thank you in advance.
Myself,my husband and our 4 children live in a privately rented 4bed flat and we have been here 2 & half years.
Last thursday jan 14th our boiler just packed up,its very old and was just a matter of time really. We rang the guy that would usually deal with it (ill call him P)but as he was on holiday our landlord quickly arranged another guy to come and look at it (J) which was great. Now for the problems....
To cut it a lil shorter...i was very shaken up when J informed us that the boiler had been leaking carbon monoxide for god knows how long and that the draughty windows had probably been our saviour.His exact words were 'youre lucky you aren't all dead' he was actually quite angry that P hadnt spotted it at the last so called service early last year. J rang our landlord and explained that the roughly 25year old boiler would have to be condemned and that he would be happy to fit a new 1. (it was that bad he even sent photos to him via mobile phone)Landlord agreed...but then yesterday
he told us that he has applied for a 'scrappage' grant and that we have to wait what he says is days...is that right? is it legal for us to have no heating at all? (my youngest son is registered disabled) i dont believe that it will only be a matter of days.We are using the immersion heater for hot water which is costing us a small fortune...so the heating is the issue as its so very cold.
Id just like to know where i stand as my hubby keeps telling me i cant kick up a fuss.
Thank you in advance.
82
scruffygirl wrote this on 2010-01-28 13:48:01
Hi Peeps,
After a visit to my attic yesterday, I noticed some rather unplesant droppings. Could someone possibly tell me who is responsible for pest control payments? Is it up to me or my landlord to pay for any required treatments.
Thank you
After a visit to my attic yesterday, I noticed some rather unplesant droppings. Could someone possibly tell me who is responsible for pest control payments? Is it up to me or my landlord to pay for any required treatments.
Thank you
83
scruffygirl wrote this on 2010-01-28 14:41:14
Hello Good People,
I have yet another query to run past you.
When I took on my property (private rent) the Landlord required a Guarantor, which very kindly my dad agreed to.
Unfortunatly at the end of last year I unexpectedly lost my dad due to a very brief illness.
My mother (trying to make sure everthing was together and sorted) enquired where she stood on this and was told that she could be held responcible for anything as excecutor of his estate.
I read somewhere that that meant responcible only for any outstanding/unpaid rent. Is this correct or could she be asked to pay for any damages/replacements or repairs?
She asked to be released from this and also offered to double the original deposit but he refused.
Could someone tell me where we stand on this?
Thank you once again.
I have yet another query to run past you.
When I took on my property (private rent) the Landlord required a Guarantor, which very kindly my dad agreed to.
Unfortunatly at the end of last year I unexpectedly lost my dad due to a very brief illness.
My mother (trying to make sure everthing was together and sorted) enquired where she stood on this and was told that she could be held responcible for anything as excecutor of his estate.
I read somewhere that that meant responcible only for any outstanding/unpaid rent. Is this correct or could she be asked to pay for any damages/replacements or repairs?
She asked to be released from this and also offered to double the original deposit but he refused.
Could someone tell me where we stand on this?
Thank you once again.
84
Clare wrote this on 2010-02-02 09:42:36
Bit of an odd one here.
I currently have 2 tenants on an AST, which expires 28th Feb (the end of the 6 month period). In 2 weeks I am moving over to the USA and I am handing management of the property over to a letting agent as I won't be here to deal with any issues etc.
When this happens, the agent will put in place a new agreement with new terms, but I am not asking the tenants to move out (ie not a posession order). How do I do this? A Notice Requiring Posession seems too much because I'm not asking for the property back, but I want to make sure the new agreement can be put into place when I leave and the old agreement is ended properly
Appreciate any help
Thanks
Clare
I currently have 2 tenants on an AST, which expires 28th Feb (the end of the 6 month period). In 2 weeks I am moving over to the USA and I am handing management of the property over to a letting agent as I won't be here to deal with any issues etc.
When this happens, the agent will put in place a new agreement with new terms, but I am not asking the tenants to move out (ie not a posession order). How do I do this? A Notice Requiring Posession seems too much because I'm not asking for the property back, but I want to make sure the new agreement can be put into place when I leave and the old agreement is ended properly
Appreciate any help
Thanks
Clare
85
Gemma wrote this on 2010-02-09 10:37:12
Hi,
I just have a small question...
I live in a rented Housing Association flat.
Have lived here for about 7 years.
I have one double plug socket in each of the two bedrooms, and the living room.
Although this was bearable 7 years ago, in this day and age a double socket per room is just not enough!!
My boyfriend started plugging extension leads into extension leads - agggh!!! I stopped that... I do NOT want to start a fire thankyou very much!!
Anyway, I was just wondering, am I able to ask the HA to fit more sockets, or is this completely down to me? With it being to do with the wiring..
I understand if it is my responsibility, I just don't want to go ahead with it and then find out I could have asked them!!
Plus, I'm asking here first as I don't want to look daft on the phone to them..!!
Many thanks
Gemma
I just have a small question...
I live in a rented Housing Association flat.
Have lived here for about 7 years.
I have one double plug socket in each of the two bedrooms, and the living room.
Although this was bearable 7 years ago, in this day and age a double socket per room is just not enough!!
My boyfriend started plugging extension leads into extension leads - agggh!!! I stopped that... I do NOT want to start a fire thankyou very much!!
Anyway, I was just wondering, am I able to ask the HA to fit more sockets, or is this completely down to me? With it being to do with the wiring..
I understand if it is my responsibility, I just don't want to go ahead with it and then find out I could have asked them!!
Plus, I'm asking here first as I don't want to look daft on the phone to them..!!
Many thanks
Gemma
86
Jo wrote this on 2010-02-12 15:50:59
Hi,
We live in a private rental property and had a rat infestation which was reported to the local council and poison laid down. I, the tennant, am self-employed and when the landlord made it clear that he wouldnt wait around for the council pest control visit I took the day off work to deal with it (at financial cost). Then proceeded a period of 6 weeks of STENCH because of dead rat somewhere in the walls of the kitchen. Now that the smell is gone we have an infestation of flies (more than 100 day). I have written to the landlord to tell him and he says that you cant do anything and use some fly spray. We did so but my husband is asthmatic and that triggered off an attack.....we normally use all non-toxic cleaning products etc so not really the ideal solution. However, its becoming a nightmare so, asthma or not we were keen to try to get rid of the bugs.
I have read previous posts about disrepair and it being anything that effects the tenants enjoyment of the property...and this comes under it but my question is that are we entitled to any compensation or should we ask for a reduction in rent for this sort of thing? It really is disgusting especially being in the kitchen!
Thanks
Jo
We live in a private rental property and had a rat infestation which was reported to the local council and poison laid down. I, the tennant, am self-employed and when the landlord made it clear that he wouldnt wait around for the council pest control visit I took the day off work to deal with it (at financial cost). Then proceeded a period of 6 weeks of STENCH because of dead rat somewhere in the walls of the kitchen. Now that the smell is gone we have an infestation of flies (more than 100 day). I have written to the landlord to tell him and he says that you cant do anything and use some fly spray. We did so but my husband is asthmatic and that triggered off an attack.....we normally use all non-toxic cleaning products etc so not really the ideal solution. However, its becoming a nightmare so, asthma or not we were keen to try to get rid of the bugs.
I have read previous posts about disrepair and it being anything that effects the tenants enjoyment of the property...and this comes under it but my question is that are we entitled to any compensation or should we ask for a reduction in rent for this sort of thing? It really is disgusting especially being in the kitchen!
Thanks
Jo
87
Max wrote this on 2010-02-15 13:36:32
Can anybody tell me about the Lanlords responsibility regarding the boundary to your rented property ?
We have rented a small cottage for the last 37 years which is partly bordered by a thorn hedge adjacent to the public highway - which we ourselves pay to have cut twice a year ! I`m not absolutely sure whether this is our responsibility or not ? Better late than never.
The remainder of the property is fenced - but again we paid for and erected the boarded fence ourselves (at no cost to the Landlord) - We even re-lt the parden gateway ourselves !
I am wondering if we have been too naive about these issues ?
Max
We have rented a small cottage for the last 37 years which is partly bordered by a thorn hedge adjacent to the public highway - which we ourselves pay to have cut twice a year ! I`m not absolutely sure whether this is our responsibility or not ? Better late than never.
The remainder of the property is fenced - but again we paid for and erected the boarded fence ourselves (at no cost to the Landlord) - We even re-lt the parden gateway ourselves !
I am wondering if we have been too naive about these issues ?
Max
88
Julie wrote this on 2010-02-15 16:16:16
Hi we live in a private rental property and have had problems after problems. I don't really know where i stand with all this. Firstly the boiler doesn't work the heating only works when it wants to and the only way we can get hot water is from turning it on and off a few times and it works for a bit. The radiator in my bedroom leaks and keeps me up all night dripping.
I have informed my landlord several times about this and hes sent out a ( very creepy) guy which is obviously his mate who wont tell me if hes a plumber or a handy man or anything. Anyways he says he cant find anything wrong with it.... takes it apart puts it together again turns in on and off etc and says it works. We recently had a gas saftey check which picked up that the cooker was unsafe ( could fall on one of my Very young children and the gas pipe at the back was unsafe) and that he picked this up on the same check last year and should of been sorted! again creepy guy came over, screwed it into the work surface "so it wouldn't fall out". Gas safety man came and showed that he had just pushed it back against the already unsafe gas pipe! Still not fixed, Just bodged back up again.
Then the switch for my washing machine blew and nearly caught fire as IT DID NOT HAVE A TRIP we have lived here for over a year with absolutely NO protection against power surges, overload etc etc! So i called my own electrician (after calling the landlord who said he would send creepy man again) who said in 35 years he had never seen such appalling electrics the plugs were crossed wired with boiler / fire alarms all on the same as upstairs if he could of condemned it he would of. - my house is 5 years old!
Anyway i don't really understand much about my rights etc and the landlord says i should pay for the electrician that i got even tho the creepy guy said it was all safe when it wasn't! I've said hes not getting any rent until he get this whole house electrics gas etc sorted out and safe as i have two very young children. Who has the rights?
Thanks all x
I have informed my landlord several times about this and hes sent out a ( very creepy) guy which is obviously his mate who wont tell me if hes a plumber or a handy man or anything. Anyways he says he cant find anything wrong with it.... takes it apart puts it together again turns in on and off etc and says it works. We recently had a gas saftey check which picked up that the cooker was unsafe ( could fall on one of my Very young children and the gas pipe at the back was unsafe) and that he picked this up on the same check last year and should of been sorted! again creepy guy came over, screwed it into the work surface "so it wouldn't fall out". Gas safety man came and showed that he had just pushed it back against the already unsafe gas pipe! Still not fixed, Just bodged back up again.
Then the switch for my washing machine blew and nearly caught fire as IT DID NOT HAVE A TRIP we have lived here for over a year with absolutely NO protection against power surges, overload etc etc! So i called my own electrician (after calling the landlord who said he would send creepy man again) who said in 35 years he had never seen such appalling electrics the plugs were crossed wired with boiler / fire alarms all on the same as upstairs if he could of condemned it he would of. - my house is 5 years old!
Anyway i don't really understand much about my rights etc and the landlord says i should pay for the electrician that i got even tho the creepy guy said it was all safe when it wasn't! I've said hes not getting any rent until he get this whole house electrics gas etc sorted out and safe as i have two very young children. Who has the rights?
Thanks all x
89
K wrote this on 2010-03-08 11:47:02
Not sure if anyone can help. We have only got 2 months left on our contract but we are having severe disturbances at the property, our car has been damaged, kids been arrested for jumping on it, stones pelted at our windows and our car. The windows being punched and the doors kicked in the night, glass bottles thrown at our door, smashing everywhere....we dont go a week with out some kind of disturbance.
We have informed our letting agent who said the landlord had a duty to inform them of any previous disturbances at the house and he didnt, however he admitted to us a month ago this is why him and his family moved out of the house and the ploice have all the disturbances on record.
So was it a legal obligation for him to disclose the information or just something he was supposed to do out of honesty?? We want to get out of our contract early and not loose our deposit but its looking ever likely that wont happen.
We have informed our letting agent who said the landlord had a duty to inform them of any previous disturbances at the house and he didnt, however he admitted to us a month ago this is why him and his family moved out of the house and the ploice have all the disturbances on record.
So was it a legal obligation for him to disclose the information or just something he was supposed to do out of honesty?? We want to get out of our contract early and not loose our deposit but its looking ever likely that wont happen.
90
kevin wrote this on 2010-03-14 20:58:17
hi i live in a 1st floor flat which i have a mortgage on. below i have foreign tenants who like music and above the same. so i am sandwiched inbetween music freaks. sometimes the music is just continuous not so much overly loud. but all the same hours on end of just persistent thump thump bass sound. the other night all was well thought good nights sleep on the cards then the ones above started at 12.30 in the morning. not so much loudness but it was there all the same loud enough for me to think i may have left a radio on in another room. does the landlords of the properties have to act if they are complained to about them or do i just have to grin and bear it.
91
Melanie wrote this on 2010-03-15 12:48:29
Can we claim compensation from our landlord/letting agent if we couldn't move into our house straight away because it was dirty and no windows would open (lost keys)?
92
PhilB wrote this on 2010-03-19 13:00:57
I am a landlord and about to re-let my house. The letting agent i use is insisting i need a valid PAT certificate, as the one i have has run out. I thought there is no expiry date on a PAT, just a recommendation to get it done every 2-4 years. I have a complete electrical safety certificate which covers all sockets, switches etc. The house is empty, with only three electrical items in there - a fire, a cooker and a washing machine, and these are not portable. Do i need both the safety cert AND a PAT? Are they both the same thing? Is there an expiry date on a PAT? Any help very much appreciated.
Commenting on another matter - My last tenant for two years was DSS, and was exceptionally clean, tidy and always paid the rent, so not all on HB are the same.
Commenting on another matter - My last tenant for two years was DSS, and was exceptionally clean, tidy and always paid the rent, so not all on HB are the same.
93
Rich wrote this on 2010-03-19 13:29:49
Although not portable they are moveable which then puts them on the PAT radar. They need to be tested, not nescesarily by law, but your insurers would certainly use it against you if something happenned and you hadn't had them done. Where are you? I could test them for you to put your mind at rest, no charge if you are local to me. I have the equipment for use at work. It shouldn't cost you more than £30 to get them done by anyone though really.
94
PhilB wrote this on 2010-03-19 14:22:14
Thanks for the reply Rich. I am near Manchester. But you're right - even just to cover my own arse i will get them re-tested.
95
Leanne wrote this on 2010-04-07 11:55:09
Hello there i was wondering if anyone could help me i'm having a nightmare with my landlord.
I've been living at the property with my young child since December 2008. I had a tenancy agreement for a 6 month period which ended June of 2009. I contacted my landlord to request another one and he said it wasn't needed. I am worried as i have a lot of problems in the house and if i report him he could force me to move which i can't afford as this came carpeted with kitchen appliances. I have contacted my landlord via phone and email. Recently i contacted him last Wednesday about the toilet and the leaks. He said he will give 'his guy' my details and arrange for him to come out and fix it as he himself was off on holiday (lucky for some ay) Needless to say his guy didn't contact me, He himself was unreachable for a whole week.
I have had endless troubles in this property.
Here is a list of the problems i have with my property:
Cooker has a lid that doesn't work keeps falling down and cutting gas off.
Boiler pressure dodgy boiler leaks if turned off.
No hot water (only lukewarm) upstairs for the last 18 months.
Toilet leaking bathroom carpet is soaking wet and mouldy as is carpet in kitchen where it has leaked through the celing tiles which are polystyrene!!! (spelling?)
Kitchen extention bottom half brick top half plastic panelling (outside) with 1 sheet of glass in the middle and a corkboard that is my kitchen wall!! fell through in the bad weather leaving me with a 6ft hole. I managed to patch up with wood and nails but it's very drafty.
Sink not fitted properly has holes where it should connect to the wall.
Pond in garden with no safety feature tho i have drained this myself.
All windows drafty some with mould. Wooden window sills have cracks in. (I am over £1000 in debt with my gas as i have to have the heating on almost 24/7 to keep it warm for my child as it is that cold and recently the heating had to be switched off due to a gas leak one week without heat and it was snowing outside i finally had to call someone myself to sort it. Four gas leaks and it's the original pipe work which is at least 70 years old)
Cupboard doors top and bottom fall off regulary.
Serving hatch heavy wooden door fell off (and hit my child may i add leaving her face with a small scar under her eye) Curtain rails, blinds, shelves have fallen.
Built in wardobe doors fall off and wall at back is mouldy.
Wallpaper peeling
front door has no glass panel in as the kicthen wall falling though caused it to slam and shatter.
Stairs have no rail as the wall inside has crumbled and the rail won't stay up. Also have no banisters just a drop.
I've been ever so patient about this but i'm at the end of my tether.
Plus the kitchen carpet has iron burns and holes covered with rugs plus the mould from stagnent water. The living room carpet is cream and uncleanable i've used a vax, power foam, scrubbing brush the marks don't go and as you know young children and cream carpets a bad mix.
Have i got any legal rights to all these problems or will i have to sort it myself. I can't afford new carpets or blinds etc i'm on benefits (health reasons which were affected by me on my hands and knees with a scrubbing brush trying to clean these blasted carpets) Plus the shelving that fell down broke my tv. Can i claim?
Thank you
Leanne B
I've been living at the property with my young child since December 2008. I had a tenancy agreement for a 6 month period which ended June of 2009. I contacted my landlord to request another one and he said it wasn't needed. I am worried as i have a lot of problems in the house and if i report him he could force me to move which i can't afford as this came carpeted with kitchen appliances. I have contacted my landlord via phone and email. Recently i contacted him last Wednesday about the toilet and the leaks. He said he will give 'his guy' my details and arrange for him to come out and fix it as he himself was off on holiday (lucky for some ay) Needless to say his guy didn't contact me, He himself was unreachable for a whole week.
I have had endless troubles in this property.
Here is a list of the problems i have with my property:
Cooker has a lid that doesn't work keeps falling down and cutting gas off.
Boiler pressure dodgy boiler leaks if turned off.
No hot water (only lukewarm) upstairs for the last 18 months.
Toilet leaking bathroom carpet is soaking wet and mouldy as is carpet in kitchen where it has leaked through the celing tiles which are polystyrene!!! (spelling?)
Kitchen extention bottom half brick top half plastic panelling (outside) with 1 sheet of glass in the middle and a corkboard that is my kitchen wall!! fell through in the bad weather leaving me with a 6ft hole. I managed to patch up with wood and nails but it's very drafty.
Sink not fitted properly has holes where it should connect to the wall.
Pond in garden with no safety feature tho i have drained this myself.
All windows drafty some with mould. Wooden window sills have cracks in. (I am over £1000 in debt with my gas as i have to have the heating on almost 24/7 to keep it warm for my child as it is that cold and recently the heating had to be switched off due to a gas leak one week without heat and it was snowing outside i finally had to call someone myself to sort it. Four gas leaks and it's the original pipe work which is at least 70 years old)
Cupboard doors top and bottom fall off regulary.
Serving hatch heavy wooden door fell off (and hit my child may i add leaving her face with a small scar under her eye) Curtain rails, blinds, shelves have fallen.
Built in wardobe doors fall off and wall at back is mouldy.
Wallpaper peeling
front door has no glass panel in as the kicthen wall falling though caused it to slam and shatter.
Stairs have no rail as the wall inside has crumbled and the rail won't stay up. Also have no banisters just a drop.
I've been ever so patient about this but i'm at the end of my tether.
Plus the kitchen carpet has iron burns and holes covered with rugs plus the mould from stagnent water. The living room carpet is cream and uncleanable i've used a vax, power foam, scrubbing brush the marks don't go and as you know young children and cream carpets a bad mix.
Have i got any legal rights to all these problems or will i have to sort it myself. I can't afford new carpets or blinds etc i'm on benefits (health reasons which were affected by me on my hands and knees with a scrubbing brush trying to clean these blasted carpets) Plus the shelving that fell down broke my tv. Can i claim?
Thank you
Leanne B
96
Nicola J Robson wrote this on 2010-05-12 17:28:33
is it illegal for my landlord to not have to gas pipes in to and in the building earthed go a note with warning for the gas board saying that it is dangerous i have child 3 1/2 and it is worrying me
97
jools wrote this on 2010-05-12 20:50:11
Hey Nicola,
Illegal is probably the wrong word. The house would not pass a periodic inspection as prescribed by the NICEEC (one of the bodies that oversees electrical installations). The boiler will not receive a safety certificate until the cross bonding of the earth is completed.
However if there are any plastic fitting connecting the central heating system the earth will not be complete. You really do need to ask the Landlord to upgrade the earth without delay as it is a safety issue. Many old properties do not meet the earthing requirements for today. The gas board may be being over cautious and whilst not an immediate issue to your child it should be completed asap. As I have stated it will have to be completed for the Gas Safe certificate.
Hope this helps.
Jools
Illegal is probably the wrong word. The house would not pass a periodic inspection as prescribed by the NICEEC (one of the bodies that oversees electrical installations). The boiler will not receive a safety certificate until the cross bonding of the earth is completed.
However if there are any plastic fitting connecting the central heating system the earth will not be complete. You really do need to ask the Landlord to upgrade the earth without delay as it is a safety issue. Many old properties do not meet the earthing requirements for today. The gas board may be being over cautious and whilst not an immediate issue to your child it should be completed asap. As I have stated it will have to be completed for the Gas Safe certificate.
Hope this helps.
Jools
98
P Robinson wrote this on 2010-05-19 09:07:59
hello my landlord is my mother in law whom we have rented from for 12 months and my partner has governed the finances whilst i work and tend to my fartherly duties, My name is on the tenancy agreement. my relationship suddenly came to an end and i was hit with the allegation that 8 and a half months worth of rent had been unpaid i recieved a letter that this amount was expected from myself and my ex-partner. the landlord has also reported that the rent was paid in her tax return. as i had no prior knowledge of the unpaid and recieved no letters notifying me of rent arrears i am dubias as to the validaty of their claim. i am expected to pay £1700 to re-emburse rent already thought paid. what would you advise? i have already requested 6months backdated bank statements to see where our money has gone.
99
Marivanna wrote this on 2010-05-19 10:47:36
To P Robinson
just a thought, report your partner for fraud to police. If she took ££ from you for rent, that is. Do not get bullied by tax return, that means she lied and signed it.
Good luck.
just a thought, report your partner for fraud to police. If she took ££ from you for rent, that is. Do not get bullied by tax return, that means she lied and signed it.
Good luck.
100
Neil wrote this on 2010-06-07 09:53:22
I am seeking some advice, and I think this is possibly the right bit of the forum to ask it in.
Having been homeless for a few months, I have finally managed to sort out a place to live.
The problem is, the house I have found to rent is in need of a hell of a lot of work to make it livable. Whoever the previous tenants were, they left the house in a disgusting state and not once had it been cleaned. There is vomit in the sink, excrement on the walls and dog poo trodden into what is left of the ripped and filthy carpets and that is just the beginning! The other thing about this property, is the walls in every room are covered in damp patches. The landlord is trying to say that these patches have been caused by condensation by having the windows shut, which is a complete load of bulls**t, as I am more than aware of what damp is in a house! On top of the cleaning and decorating, the house is full of trash, which will require a skip to dispose of everything, which he seemed very uninterested in when I mentioned it.
On discussion about the property and its current condition with the landlord, it turns out that he is wanting me to clean and decorate the house, but is unwilling to give me anything in return for doing it.
I know he is taking full advantage of my situation and he knows he has the upper hand on me, as I desperately need a place to live. He said he obviously couldn't pay me to do the cleaning and decorating work, as because I am unemployed it would affect my entitlement to benefits, which I have only just recently started to claim.
As this house is my only real option for getting off the street, I am going to have to take it, as I am in no position just yet to get any better.
I know that I am a DSS tenant and I am going to be claiming housing benefit, but the fact is, this man is going to be getting a £400 bond and £400 a month in rent for what can only be classed as a slum residence.
If I was any other tenant, then surely he would not be acting this way with me and he would clean and decorate the house in order to rent it out. I am really not sure who I could complain to about this situation, as I feel that because I was homeless, this man is taking full advantage of me, but I also don't want to complain and find myself back out on the street.
Has anyone got any advice they could give me?
Having been homeless for a few months, I have finally managed to sort out a place to live.
The problem is, the house I have found to rent is in need of a hell of a lot of work to make it livable. Whoever the previous tenants were, they left the house in a disgusting state and not once had it been cleaned. There is vomit in the sink, excrement on the walls and dog poo trodden into what is left of the ripped and filthy carpets and that is just the beginning! The other thing about this property, is the walls in every room are covered in damp patches. The landlord is trying to say that these patches have been caused by condensation by having the windows shut, which is a complete load of bulls**t, as I am more than aware of what damp is in a house! On top of the cleaning and decorating, the house is full of trash, which will require a skip to dispose of everything, which he seemed very uninterested in when I mentioned it.
On discussion about the property and its current condition with the landlord, it turns out that he is wanting me to clean and decorate the house, but is unwilling to give me anything in return for doing it.
I know he is taking full advantage of my situation and he knows he has the upper hand on me, as I desperately need a place to live. He said he obviously couldn't pay me to do the cleaning and decorating work, as because I am unemployed it would affect my entitlement to benefits, which I have only just recently started to claim.
As this house is my only real option for getting off the street, I am going to have to take it, as I am in no position just yet to get any better.
I know that I am a DSS tenant and I am going to be claiming housing benefit, but the fact is, this man is going to be getting a £400 bond and £400 a month in rent for what can only be classed as a slum residence.
If I was any other tenant, then surely he would not be acting this way with me and he would clean and decorate the house in order to rent it out. I am really not sure who I could complain to about this situation, as I feel that because I was homeless, this man is taking full advantage of me, but I also don't want to complain and find myself back out on the street.
Has anyone got any advice they could give me?
101
Marivanna wrote this on 2010-06-07 11:17:22
Hi Neil,
1. Call health and safety officers at your local council - if it is as bad as you say, they will deal with your landlord
2. If your landlord pays you for repairs and you work less than 16 hours it will not jeopardise you benefits, you will need to declare how much you get every week and the amount will be deducted from your JSA, that's all.
1. Call health and safety officers at your local council - if it is as bad as you say, they will deal with your landlord
2. If your landlord pays you for repairs and you work less than 16 hours it will not jeopardise you benefits, you will need to declare how much you get every week and the amount will be deducted from your JSA, that's all.
102
Laura wrote this on 2010-06-22 14:59:30
Hi,
Me and two friends have just moved in to a flat through a letting agency. We've just discovered that one of the mattresses has a blood stain on it in an obvious place and full of holes. Do we have a right to have it changed?
Thanks for any help.
Me and two friends have just moved in to a flat through a letting agency. We've just discovered that one of the mattresses has a blood stain on it in an obvious place and full of holes. Do we have a right to have it changed?
Thanks for any help.
103
Jools wrote this on 2010-06-23 13:40:19
@LAura: Yes - it's a bio hazzard. The agency should have changed it before you moved in.
Go back and give them a bollocking!
Jools
Go back and give them a bollocking!
Jools
104
Unhappy Ladbroke Gro wrote this on 2010-07-04 12:59:10
I've just completed my second month in my new flat and I'm already thinking of moving. I go an 18 month contract w/ the 6 month clause and intend to use it.
First off, it took a month to get the washer I was promised upon move in and after a lot of effort, finally gave in. It's been delivered and works.
What I was hoping to get feedback on was a slightly embarrassing situation. About a month ago, I came home at about 1130 at night to find my shower completely on, full blast despite both of the nobs being turned off.
Not being familiar with the stop cocks, etc. I phoned and emailed all the contact information my landlord gave me. I remembered them saying their emergency number was on the office voicemail but when I called, it was not on the recording. I tried again for another hour (it was getting to about 1am now) in vain to try to get hold of someone or to have them call me back. No dice.
Not knowing how to turn off the main water or having luck w/ the landlord, I called Thames Water and they tried to help me find the emergency shut off w/o luck.
I know what you're thinking. I should have known where it is. But I just moved to this country, was new to the flat and just didn't know where to look.
I finally submitted and called an emergency plumber who came out and shut off the hot water but didn't fix the problem. What's more, he scammed me for a lot of money.
In the end, I'd asked my landlord to reimburse me and they refuse. They said they'd reimburse part of the money. Ok. What's more, it's going on a month and they still haven't fixed my shower.
Do i have any rights? Are they in breech? My landloard isn't nice to begin with so this entire thing has been emotionally draining. That and for the amount of money I pay in rent, I'd think I'd deserve a little more civilized attention.
Thoughts?
First off, it took a month to get the washer I was promised upon move in and after a lot of effort, finally gave in. It's been delivered and works.
What I was hoping to get feedback on was a slightly embarrassing situation. About a month ago, I came home at about 1130 at night to find my shower completely on, full blast despite both of the nobs being turned off.
Not being familiar with the stop cocks, etc. I phoned and emailed all the contact information my landlord gave me. I remembered them saying their emergency number was on the office voicemail but when I called, it was not on the recording. I tried again for another hour (it was getting to about 1am now) in vain to try to get hold of someone or to have them call me back. No dice.
Not knowing how to turn off the main water or having luck w/ the landlord, I called Thames Water and they tried to help me find the emergency shut off w/o luck.
I know what you're thinking. I should have known where it is. But I just moved to this country, was new to the flat and just didn't know where to look.
I finally submitted and called an emergency plumber who came out and shut off the hot water but didn't fix the problem. What's more, he scammed me for a lot of money.
In the end, I'd asked my landlord to reimburse me and they refuse. They said they'd reimburse part of the money. Ok. What's more, it's going on a month and they still haven't fixed my shower.
Do i have any rights? Are they in breech? My landloard isn't nice to begin with so this entire thing has been emotionally draining. That and for the amount of money I pay in rent, I'd think I'd deserve a little more civilized attention.
Thoughts?
105
Sarah_Skipton wrote this on 2010-07-21 15:12:26
Hi There
Just looking for a bit of advice really.
We moved in to our house at the end of April & the house does not have central heating but does have a gas stove in the living room & a gas heater at the bottom of the stairs.
Both kick out some heat as we found for the first couple of weeks whilst it was still cold however after the first time the gas stove was used I ended up with a horrible headache - this continued for the next 3-4 times we used it so we stopped using & notified the agents that we are renting through.
They informed the landlord who sent a CORGI registered engineer to test the appliance who ended up switching off the gas supply to the stove & said it was unsafe to use. He recommended that the flue liner be replaced together with the seal inside the stove & also the door.
The flue liner was replaced 2 weeks ago & the gas engineer came back today to finish the job off. However after doing a full days work he has now condemned the fire & said its still unsafe to use.
As this is 50% of the house heating we are now going to struggle & I wanted to know where we stood.
The landlord is going to be informed today/tomorrow via the agents & we are awaiting an outcome but this was one of the first things to go wrong with the house since we started renting only 2 and a half months ago.
I have checked a few websites for rules/regulations on gas safety & appliances etc & our landlord is up on the safety side but not the actual provision of heating or so I think. Is the gas stove considered a form of fully controllable central heating??? I wouldn't have said so as it only heats one room not the whole house.
The gas engineer informed me today that our landlord was a bit reluctant to do the flue lining & only gave the go ahead to do it when the gas engineer said it was the best way forward & basically pushed them to do it.
Basically I just wanted some opinions on this situation & some other view points before I speak to the agents.
Many thanks
Sarah
Just looking for a bit of advice really.
We moved in to our house at the end of April & the house does not have central heating but does have a gas stove in the living room & a gas heater at the bottom of the stairs.
Both kick out some heat as we found for the first couple of weeks whilst it was still cold however after the first time the gas stove was used I ended up with a horrible headache - this continued for the next 3-4 times we used it so we stopped using & notified the agents that we are renting through.
They informed the landlord who sent a CORGI registered engineer to test the appliance who ended up switching off the gas supply to the stove & said it was unsafe to use. He recommended that the flue liner be replaced together with the seal inside the stove & also the door.
The flue liner was replaced 2 weeks ago & the gas engineer came back today to finish the job off. However after doing a full days work he has now condemned the fire & said its still unsafe to use.
As this is 50% of the house heating we are now going to struggle & I wanted to know where we stood.
The landlord is going to be informed today/tomorrow via the agents & we are awaiting an outcome but this was one of the first things to go wrong with the house since we started renting only 2 and a half months ago.
I have checked a few websites for rules/regulations on gas safety & appliances etc & our landlord is up on the safety side but not the actual provision of heating or so I think. Is the gas stove considered a form of fully controllable central heating??? I wouldn't have said so as it only heats one room not the whole house.
The gas engineer informed me today that our landlord was a bit reluctant to do the flue lining & only gave the go ahead to do it when the gas engineer said it was the best way forward & basically pushed them to do it.
Basically I just wanted some opinions on this situation & some other view points before I speak to the agents.
Many thanks
Sarah
106
Carina wrote this on 2010-07-25 20:51:39
Hi all...
I moved in to my current flat just over three months ago, paying a hefty 6 week deposit and months rent in advance, the property was unfurnished apart from white goods, when I rented the 2 bed property I was told by the agency that I would have sole use of the garden despite the presence of a staircase leading to the upstairs flat (an emergency fire exit), the landlady refused to repaint the flat or change the carpet which is old and somewhat stained with burn marks. I was so keen to move into the property after separating from my daughter's father that I didn't insist and instead painted the flat myself.
The agency said they would not be managing the property and I was given the landlords mobile number, in case I needed to contact her for anything.
In the first month of tenancy I did not hear from her at all, at that point I had not even met her, I tried to contact her to let her know I was having some trouble with my boiler but her phone was always either switched off or ringing as if she were abroad.
The day before my rent was due she called me, she was quite rude and implied that I was avoiding her which I wasn't. I informed her that I was still waiting to hear from the council about my housing benefit; luckily it turned out that they had already deposited the money in to my account, so I emailed her to let her know and to request her bank details. When she later called me she couldn't make her mind up how she would rather me pay her (in cash or into her account) she gave me her details but asked me not to deposit the money as she would call me back that evening to tell me if she would be coming to the flat to collect the rent in person. When almost a week later (Friday), I still hadn't heard from her, I simply transferred the money into her account. Around 8:30pm on the following Monday there was an aggressive consistent knocking on my inner door, it was so loud it woke my daughter!
When I opened the door I realised it was my landlady she wanted me to pay her, I told her I had already paid and that the money was due to be clearing into her account that very day.
She then started complaining about the front garden and the entry way saying it was very untidy, I told her the agent had told me the front garden was the responsibility of the upstairs flat and that it would require me purchasing machinery (which I simply can't afford) for me to maintain, if she wanted me to do the work she should provide me with this at the very least.
Soon after moving into the flat I started to experience strong headaches almost daily and nausea. I discovered an intense smell of gas in a cupboard under the stairs, directly opposite my daughters bedroom. I emailed her and once again told her about my boiler troubles (I had to have the heating on full blast to maintain my hot water in the middle of summer, not very pleasant) I also let her know about the smell of gas. When I didn't hear from her by late that afternoon I decided to call national grid, who came to my home and confirmed a gas leak, they cut off my gas and my neighbours too, their pipework also runs through my property so both pipes were leaking. As I still hadn't been given a Gas safety cert I asked my my neighbour if he had one, he said he had been living at the flat for nearly a year and had never been given anything.
National grid left my flat after midnight.
The next morning she called me very irate and demanding to know what right I had to contact anyone without her 'authority' I was astonished by her attitude. I was without gas for a few days, when they fixed the problem they had to replace all the pipework and they told me that the pipework that was there was no longer legal which leads me to believe that she couldn't possibly have a gas safety cert, even though when I asked her for it she assured me she had one but I am yet to be shown it.
The day before they fixed the pipe work, she called me, she started by telling me the plumber would be round the following morning and then said she had a confession to make, she said she had not secured my deposit and as it was now over two months since I had given it to her she had missed the 14 day deadline, she mentioned that the contract I had been given was full of mistakes and that she wanted me to sign a new amended contract with a much more recent date so she could secure my deposit of just over £1,500, I told her she'd called at a bad time and could we discuss it later, she said she was simply letting me know and that there was nothing to discuss.
The large garden that is part of my flat was almost wild with over growth when I moved in, so I trimmed the grass and the bushes to allow my 16 month old daughter to have full use of it, it's not perfect but a big improvement and I use it regularly.
She has told me it's not neat enough and keeps demanding I do more work on it, I'm happy with the state of the garden and although it would benefit from a little more work, don't feel it has hindered my enjoyment in any way. So to say that I found her demand strange would be an understatement.
In the last week my neighbours upstairs have been moving out and today I had a call from the agent, she said the landlady wanted to cordon off some of my garden in case of an emergency my new neighbours will have access to the front of the property, as there is no access from my garden to the front of the property I felt this was more of an underhanded attempt by her at splitting the fairly large garden in to 2 small gardens to help her rent the flat above mine.
Needless to say I questioned this plan and said quite simply that unless she could show me some kind of reasonable plan of how she intended to do this I refused.
To which the agent then asked me if I have anyone else living with me in my flat ie: a boyfriend. She is referring to my daughters father who has been staying on and off in my flat since my headaches began, helping me look after my daughter and has even had to take time of work to be here. The laughable thing is that they've heard from my neighbour that he is here and now assume they have something over me, which of course they don't because he doesn't live with me and has his own flat. The agent (if you can call her that) had the courage to turn around to me and say that for the sake of peace I should agree to her dividing the garden and that she would 'turn a blind eye' to my ex being around.
I told her that it's obvious that she is trying to blackmail me and as I have nothing to hide she is more than welcome to go down that road with me.
I think I've been very patient with this woman until now, even though she has basically made my life here impossible, but I've had enough! She's cheap and intrusive and has no concern for me or my daughters safety, not to mention she is obviously willing to brake the law to get an extra penny. I have contacted a solicitor and have an appointment for Tuesday. I am almost completely certain that what she is doing is illegal but just wanted to get a second opinion, to make sure I'm not wasting my time! Can anyone help????
Oh and I forgot to mention that the "agents" are a man and woman who opened an agency and run it from their living room advertising their properties on gumtree. They were deceptive from the onset with me and have not included any of the things they promised me into my tenancy agreement. starting with the fact that they had told me I would have a 12 month ASH with a six month break clause but have not included any such clause in to the contract.
I moved in to my current flat just over three months ago, paying a hefty 6 week deposit and months rent in advance, the property was unfurnished apart from white goods, when I rented the 2 bed property I was told by the agency that I would have sole use of the garden despite the presence of a staircase leading to the upstairs flat (an emergency fire exit), the landlady refused to repaint the flat or change the carpet which is old and somewhat stained with burn marks. I was so keen to move into the property after separating from my daughter's father that I didn't insist and instead painted the flat myself.
The agency said they would not be managing the property and I was given the landlords mobile number, in case I needed to contact her for anything.
In the first month of tenancy I did not hear from her at all, at that point I had not even met her, I tried to contact her to let her know I was having some trouble with my boiler but her phone was always either switched off or ringing as if she were abroad.
The day before my rent was due she called me, she was quite rude and implied that I was avoiding her which I wasn't. I informed her that I was still waiting to hear from the council about my housing benefit; luckily it turned out that they had already deposited the money in to my account, so I emailed her to let her know and to request her bank details. When she later called me she couldn't make her mind up how she would rather me pay her (in cash or into her account) she gave me her details but asked me not to deposit the money as she would call me back that evening to tell me if she would be coming to the flat to collect the rent in person. When almost a week later (Friday), I still hadn't heard from her, I simply transferred the money into her account. Around 8:30pm on the following Monday there was an aggressive consistent knocking on my inner door, it was so loud it woke my daughter!
When I opened the door I realised it was my landlady she wanted me to pay her, I told her I had already paid and that the money was due to be clearing into her account that very day.
She then started complaining about the front garden and the entry way saying it was very untidy, I told her the agent had told me the front garden was the responsibility of the upstairs flat and that it would require me purchasing machinery (which I simply can't afford) for me to maintain, if she wanted me to do the work she should provide me with this at the very least.
Soon after moving into the flat I started to experience strong headaches almost daily and nausea. I discovered an intense smell of gas in a cupboard under the stairs, directly opposite my daughters bedroom. I emailed her and once again told her about my boiler troubles (I had to have the heating on full blast to maintain my hot water in the middle of summer, not very pleasant) I also let her know about the smell of gas. When I didn't hear from her by late that afternoon I decided to call national grid, who came to my home and confirmed a gas leak, they cut off my gas and my neighbours too, their pipework also runs through my property so both pipes were leaking. As I still hadn't been given a Gas safety cert I asked my my neighbour if he had one, he said he had been living at the flat for nearly a year and had never been given anything.
National grid left my flat after midnight.
The next morning she called me very irate and demanding to know what right I had to contact anyone without her 'authority' I was astonished by her attitude. I was without gas for a few days, when they fixed the problem they had to replace all the pipework and they told me that the pipework that was there was no longer legal which leads me to believe that she couldn't possibly have a gas safety cert, even though when I asked her for it she assured me she had one but I am yet to be shown it.
The day before they fixed the pipe work, she called me, she started by telling me the plumber would be round the following morning and then said she had a confession to make, she said she had not secured my deposit and as it was now over two months since I had given it to her she had missed the 14 day deadline, she mentioned that the contract I had been given was full of mistakes and that she wanted me to sign a new amended contract with a much more recent date so she could secure my deposit of just over £1,500, I told her she'd called at a bad time and could we discuss it later, she said she was simply letting me know and that there was nothing to discuss.
The large garden that is part of my flat was almost wild with over growth when I moved in, so I trimmed the grass and the bushes to allow my 16 month old daughter to have full use of it, it's not perfect but a big improvement and I use it regularly.
She has told me it's not neat enough and keeps demanding I do more work on it, I'm happy with the state of the garden and although it would benefit from a little more work, don't feel it has hindered my enjoyment in any way. So to say that I found her demand strange would be an understatement.
In the last week my neighbours upstairs have been moving out and today I had a call from the agent, she said the landlady wanted to cordon off some of my garden in case of an emergency my new neighbours will have access to the front of the property, as there is no access from my garden to the front of the property I felt this was more of an underhanded attempt by her at splitting the fairly large garden in to 2 small gardens to help her rent the flat above mine.
Needless to say I questioned this plan and said quite simply that unless she could show me some kind of reasonable plan of how she intended to do this I refused.
To which the agent then asked me if I have anyone else living with me in my flat ie: a boyfriend. She is referring to my daughters father who has been staying on and off in my flat since my headaches began, helping me look after my daughter and has even had to take time of work to be here. The laughable thing is that they've heard from my neighbour that he is here and now assume they have something over me, which of course they don't because he doesn't live with me and has his own flat. The agent (if you can call her that) had the courage to turn around to me and say that for the sake of peace I should agree to her dividing the garden and that she would 'turn a blind eye' to my ex being around.
I told her that it's obvious that she is trying to blackmail me and as I have nothing to hide she is more than welcome to go down that road with me.
I think I've been very patient with this woman until now, even though she has basically made my life here impossible, but I've had enough! She's cheap and intrusive and has no concern for me or my daughters safety, not to mention she is obviously willing to brake the law to get an extra penny. I have contacted a solicitor and have an appointment for Tuesday. I am almost completely certain that what she is doing is illegal but just wanted to get a second opinion, to make sure I'm not wasting my time! Can anyone help????
Oh and I forgot to mention that the "agents" are a man and woman who opened an agency and run it from their living room advertising their properties on gumtree. They were deceptive from the onset with me and have not included any of the things they promised me into my tenancy agreement. starting with the fact that they had told me I would have a 12 month ASH with a six month break clause but have not included any such clause in to the contract.
107
Carina wrote this on 2010-07-26 00:17:38
Incredibly I got an email late this evening (sent to me at 19:45) from my LL stating (not requesting) that she would be at my property tomorrow between 3-4pm to do a three monthly check on the property and that if I am not home she has the keys to let herself in. Surely she can't do this?
I replied saying that I cannot tomorrow and I do not want her entering my property when I am not around (unless it is an emergency ie; flood or fire and she has been unable to contact me) fortunately I have changed the locks on the front door but I am unsure if she has the key to my back door, should I catch her inside my property what should I do, can I call the police if she refuses to leave?
I replied saying that I cannot tomorrow and I do not want her entering my property when I am not around (unless it is an emergency ie; flood or fire and she has been unable to contact me) fortunately I have changed the locks on the front door but I am unsure if she has the key to my back door, should I catch her inside my property what should I do, can I call the police if she refuses to leave?
108
Carina wrote this on 2010-07-26 00:40:38
Also isn't every three months too much for property checks? There was nothing about this in my contract and much less was I informed of this neither by her nor the agents. I have lived in many other rented properties and have never come across such a nightmare landlord or had checks on the property any less than a six month period, with plenty of warning and never without my consent and presence. Please help, this situation is affecting me so much I think I'm becoming depressed I have hardly slept in the past three days and I have been reduces to tears on more than one occasion after speaking with this lady. Even seriously considering handing in my notice, but still concerned about my unsecured deposit. PLEASE HELP
109
Sugarbabe wrote this on 2010-08-17 13:40:47
My housing association landlord has pulled out of doing my kitchen up on disabled facilities grant some demolition works internally, because i asked for health and safety risk assessment for occupant and asbestos risk assessment, they have kept me waiting all year so far and now i may lose my DFG and some of works they maintained was being done on home improvements, i chose my flooring last November but my bathroom they over priced themselves out of and were let know if this in March-my Community Care Case Law Advocate is away on holiday and at Law Centre is same story so what can i do they begin works September and don't want any further communications from me.
110
Beverly Jones wrote this on 2010-08-18 01:41:53
In January of this year I moved into this house around the corner from my terminally father so I could help him more. Since I've been here it has cost me an astronomically lot of money. I was so happy about renting the house,I paid three months rent in advance and that would include the security. The house had a fenced in yard,but the gate had been broken down liked a car had ran through it,there was broken glass all over the yard and on the side of the house. This where it gets really hateful. My three dogs. Now these days you have to pay a pet fee for your dog,I have three. The people managing the property had charged me $250 per dog. I knew this when I sigh the lease,but I tooked for granted that they would never come out to the house. Boy was I pissed! Now the owner of the property is coming down to the house (he's from Brooklyn,N.Y.) and I told him the house needs some repairs.He seems to think he is not responsible for the plumbing,heat,and the electricity. This idiot seems to think he doesn't have any responsibilities as an owner and landlord. As a tenant I keep my rent paid up and I know my rights. I am a landlord's worst nightmare.
111
Simon wrote this on 2010-08-25 16:24:16
My landlord gosips to much wat must i do
112
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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.