Renting- house disrepair
Discussion
RonaldMcDonaldAteMyCat said:
I'll give them until tomorrow afternoon before chasing up about dates being booked in.
I have asked them in writing twice now what compromise theyre prepared to accept on the rent, considering the circumstances. Unsurprisingly they haven't mustered an answer. Rent is due on Monday. If I get no response suppose l'll have to pay full whack and go from there.
There is no chance at all I'd be paying the rent on Monday. I'd hold onto it and look to move out.I have asked them in writing twice now what compromise theyre prepared to accept on the rent, considering the circumstances. Unsurprisingly they haven't mustered an answer. Rent is due on Monday. If I get no response suppose l'll have to pay full whack and go from there.
I don’t see how you can give them a deadline, or that you have any position of authority to do so. I’m trying to get a roof leak fixed at the moment and it’s nearly impossible to get a roofer. I eventually arranged one for this Tuesday and it’s been pissing down so they couldn’t come, and are now behind on prior jobs. So your deadline is ridiculous IMO
CoolHands said:
I don’t see how you can give them a deadline, or that you have any position of authority to do so. I’m trying to get a roof leak fixed at the moment and it’s nearly impossible to get a roofer. I eventually arranged one for this Tuesday and it’s been pissing down so they couldn’t come, and are now behind on prior jobs. So your deadline is ridiculous IMO
Perhaps but it is also ridiculous that OP is paying full rent for accommodation he hasn't got full use of. Plus the landlord has been aware of the issue for a long time even prior to OP moving in. He's the kind of landlord that needs deadlines and a rent strike to get action out of.CoolHands said:
I don’t see how you can give them a deadline, or that you have any position of authority to do so. I’m trying to get a roof leak fixed at the moment and it’s nearly impossible to get a roofer. I eventually arranged one for this Tuesday and it’s been pissing down so they couldn’t come, and are now behind on prior jobs. So your deadline is ridiculous IMO
They've demonstrably known the roof is in that state since at least July (incidentally, they've owned the property for 18 years). On Monday evening, as I reported in this thread, a roofer offered to come next day to make emergency repairs. The roofer who came today says he could start the works in two weeks. On that basis, I don't think giving the landlord a deadline to confirm when the works will commence is particularly onerus or unachievable. Had I the authority this morning I could by lunchtime have achieved exactly that all by myself.
Regards authority, the landlord is legally obliged by statute to keep the fabric of the building in good order. As tenant I have authority to hold them to their obligations.
Edited by anonymous-user on Wednesday 28th October 19:31
RonaldMcDonaldAteMyCat said:
Roofer did arrive this morning. Went into the loft. 10 seconds. "it's f
ked! Cant guarantee a repair on this, needs replacing. Felt is well beyond service life" [looks at deteriorating felt all over the spot].
Says he can come and replace roof in about 2 weeks.
Landlord/agent emailed by me with results and timings. Roofer emails me to say told landlord/agent what needs doing.
Silence so far (since about 10am).
No sign of hob.
Camping stove used to cook currry!
Roofs don't need felt. What they do need is a roofer who knows what they're talking about. He wasn't one of them.ked! Cant guarantee a repair on this, needs replacing. Felt is well beyond service life" [looks at deteriorating felt all over the spot].Says he can come and replace roof in about 2 weeks.
Landlord/agent emailed by me with results and timings. Roofer emails me to say told landlord/agent what needs doing.
Silence so far (since about 10am).
No sign of hob.
Camping stove used to cook currry!
As others have said, the fact your LL let the place knowing of this problem tells you everything you need to know.
Sir Bagalot said:
Roofs don't need felt. What they do need is a roofer who knows what they're talking about. He wasn't one of them.
As others have said, the fact your LL let the place knowing of this problem tells you everything you need to know.
Can you explain please. As others have said, the fact your LL let the place knowing of this problem tells you everything you need to know.
Our roof's got felt under the tiles and every other roof I've ever seen has got felt under the tiles.
The house was built in the '70s, maybe they do it differently now?
NGee said:
Sir Bagalot said:
Roofs don't need felt. What they do need is a roofer who knows what they're talking about. He wasn't one of them.
As others have said, the fact your LL let the place knowing of this problem tells you everything you need to know.
Can you explain please. As others have said, the fact your LL let the place knowing of this problem tells you everything you need to know.
Our roof's got felt under the tiles and every other roof I've ever seen has got felt under the tiles.
The house was built in the '70s, maybe they do it differently now?
Felt just stops crap falling down between the tiles, the tiles and flashing is what keeps the rain out, the beams and battens etc. are what holds the tiles up
Your tiles or flashing is broken - thats what needs fixing. Yes felt may be shot but its not a day 1 activity
Felt on shed/flat roofs keeps the rain out. Felt couldn’t be there just to keep crap out, if the tile alone could keep water out. Ergo, the felt would be superfluous because the tile was sealing so well.
Edit: I have since learnt (by googling) that roofs are ok with or without felt...
Edit: I have since learnt (by googling) that roofs are ok with or without felt...
Edited by mstrbkr on Thursday 29th October 09:21
mstrbkr said:
Felt on shed/flat roofs keeps the rain out. Felt couldn’t be there just to keep crap out, if the tile alone could keep water out. Ergo, the felt would be superfluous because the tile was sealing so well.
Edit: I have since learnt (by googling) that roofs are ok with or without felt...
As far as I'm aware all modern houses are built with roofing felt under the tiles. Surely the accountants would not let them do this if roofs are OK without the felt?Edit: I have since learnt (by googling) that roofs are ok with or without felt...
Edited by NGee on Thursday 29th October 10:28
Roofing companies website said:
Failure of Underlay
Whilst roof tiles and slates are designed to keep out any rain, there is always the chance that strong winds can lead to rain forcing its way through any gaps or underneath the tiles. The underlay is then designed to carry this water away to the guttering however overtime, and with continued exposure to the rain, the underlay can begin to rot, not function effectively and ultimately fail, leading to a leak.
This ties in with what I have always understoodWhilst roof tiles and slates are designed to keep out any rain, there is always the chance that strong winds can lead to rain forcing its way through any gaps or underneath the tiles. The underlay is then designed to carry this water away to the guttering however overtime, and with continued exposure to the rain, the underlay can begin to rot, not function effectively and ultimately fail, leading to a leak.
Tiles do rain
Felt does wind.
Still interested to know why Bagalot thinks a roof that already has roofing felt, in bad repair, doesn't need it replacing.
OP -IANAL
but in your shoes I wouldn’t be paying your rent on Monday. If you have internet banking it’s very easy to set up a separate current account which you can give a nickname say Landlords Rent. Transfer the rent into that account on Monday. Take a screenshot and email that to the landlord. That way it’s clear you have the funds to pay the rent (just not handing it over yet).
Next approach the Local council housing officer and get them out to discuss your issues. They will serve an enforcement notice on the landlord for rectification. They will set a time limit and will return to check. Ask the housing officer what amount of deduction would be reasonable for loss of amenity and ask for that in writing. Deduct that amount from the rent and pay it to the landlord only when works are complete.
but in your shoes I wouldn’t be paying your rent on Monday. If you have internet banking it’s very easy to set up a separate current account which you can give a nickname say Landlords Rent. Transfer the rent into that account on Monday. Take a screenshot and email that to the landlord. That way it’s clear you have the funds to pay the rent (just not handing it over yet).
Next approach the Local council housing officer and get them out to discuss your issues. They will serve an enforcement notice on the landlord for rectification. They will set a time limit and will return to check. Ask the housing officer what amount of deduction would be reasonable for loss of amenity and ask for that in writing. Deduct that amount from the rent and pay it to the landlord only when works are complete.
I may be wrong, however my understanding of the law and contract is that I can't withold rent (unless set off against my own expenditure repairing what they should have, but haven't in reasonable time). In which case, it wouldn't be sensible (or lawful) to argue their behaviour is wrong, then behave wrongly myself.
As for argument about the roof, it is pissing in water, an actual roofer has visited and said it needs replacing. I am satisfied it needs replacing.
As for argument about the roof, it is pissing in water, an actual roofer has visited and said it needs replacing. I am satisfied it needs replacing.
doesthiswork said:
Did you ever get your roof repaired?
Haha. The scaffold went up a couple of days ago but the roofers haven't turned up yet as they were supposed to. The guys fixing the living room ceiling are half way through the job, having discovered the bathroom waste pipes that run through it are bodge central and have been leaking. Now the hallway ceiling has had to come as well to rectify. The cold water pipes in the bathroom need moving, but there is no water stop at all in the property so we've had to use the street level stopcock.Earlier I suggested to the landlord that they reduce the rent by 25% for the loss of amenity (roof pissing in to bathroom, no living room for 2 months), which has been refused. I'll claim it back from them once we've moved out and got the deposit back.
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