Student Let - Landlord/Building issues
Discussion
My daughter and friends rented a student house for this academic year. They viewed the property beforehand and all was good. When they arrived they found
- An extension being built at the rear
- One of the rooms (Bathroom) sealed off as it's now part of the extension.
- The builders let themselves into the property even though the landlord was asked to give prior notice
- They are using the services of the property to carry out the building works (Water, electricity)
When they arrived at the house in Sept and discovered this, they contacted the landlord who agreed a 30% reduction in rent until the building works are completed. However, the girls still wanted prior notification when the builders needed access to the house, but this has been ignored. They were also assured that the extension would be completed by Christmas after which time they would have full use of it.
They have now been told they need to remove all their belongings from the kitchen as new kitchen is being installed over the festive period with no guarantee when it will be finished.
They have asked for a further reduction in rent but the landlord has refused. Is there anything they can do to
1. Force the landlord to give them prior notice when builders will be onsite
2. Make them pause the building works until their agreement finishes
I've had a look at the contract and the only relevant parts I can see are:
- An extension being built at the rear
- One of the rooms (Bathroom) sealed off as it's now part of the extension.
- The builders let themselves into the property even though the landlord was asked to give prior notice
- They are using the services of the property to carry out the building works (Water, electricity)
When they arrived at the house in Sept and discovered this, they contacted the landlord who agreed a 30% reduction in rent until the building works are completed. However, the girls still wanted prior notification when the builders needed access to the house, but this has been ignored. They were also assured that the extension would be completed by Christmas after which time they would have full use of it.
They have now been told they need to remove all their belongings from the kitchen as new kitchen is being installed over the festive period with no guarantee when it will be finished.
They have asked for a further reduction in rent but the landlord has refused. Is there anything they can do to
1. Force the landlord to give them prior notice when builders will be onsite
2. Make them pause the building works until their agreement finishes
I've had a look at the contract and the only relevant parts I can see are:
contract said:
That the Landlord or any person authorised by the Landlord or his Agent may at
reasonable times of the day on giving 24 hours' written notice, (unless in the case of
an emergency) enter the Property for the purpose of inspecting its condition and state
of repair and to give sufficient access to carry out any necessary repairs,
improvements and inspections.
reasonable times of the day on giving 24 hours' written notice, (unless in the case of
an emergency) enter the Property for the purpose of inspecting its condition and state
of repair and to give sufficient access to carry out any necessary repairs,
improvements and inspections.
contract said:
In the event that the Property is rendered uninhabitable by fire, flood or any other risk
which the Landlord has insured, other than where the damage has been caused by
the act or omission of the Tenant, his family or his visitors then the parties will
consider this Agreement as frustrated and terminated subject to the right of the
Tenant to recover any rent paid in advance for the period after the termination.
which the Landlord has insured, other than where the damage has been caused by
the act or omission of the Tenant, his family or his visitors then the parties will
consider this Agreement as frustrated and terminated subject to the right of the
Tenant to recover any rent paid in advance for the period after the termination.
Edited by moonigan on Sunday 11th December 19:55
GranpaB said:
If that was one of my kids, i would have been straight round to the agent demanding alternative accommodation before one item was placed in that property.
The Agent would simply say "It's not our fault, your agreement is with the Landlord not us, so we will forward on all your issues to him".My youngest moved to London 2 (and a bit) years ago to start studying at UCL. iw as worried about the exact same thing (crappy landlords). Fortunately for her the University had a list of recommended Landlords so there was a bit of assurance. The problem the OP's daughter has is that, if it's a University town, all the best places will have been snapped up so she will be left with somewhere further out/more expensive.
All tenants have the right to say who enters their home/the rental property. each University will have a students accommodation officer, that can advise students on dealing with disputes either with their landlords, and/or agents.
Depending on the number of students/tenants, the size and type of accommodation, it is possible the property should be licensed under the Housing Act 2004, being a HMO (House in Multiple Accommodation), therefore might be advantages to the students/tenants if they make contact with the local Council's Environmental Housing Office. Mentioning the same to either the landlord and/or the agent, might change the landlord's attitude.
Depending on the number of students/tenants, the size and type of accommodation, it is possible the property should be licensed under the Housing Act 2004, being a HMO (House in Multiple Accommodation), therefore might be advantages to the students/tenants if they make contact with the local Council's Environmental Housing Office. Mentioning the same to either the landlord and/or the agent, might change the landlord's attitude.
Wings said:
All tenants have the right to say who enters their home/the rental property. each University will have a students accommodation officer, that can advise students on dealing with disputes either with their landlords, and/or agents.
Depending on the number of students/tenants, the size and type of accommodation, it is possible the property should be licensed under the Housing Act 2004, being a HMO (House in Multiple Accommodation), therefore might be advantages to the students/tenants if they make contact with the local Council's Environmental Housing Office. Mentioning the same to either the landlord and/or the agent, might change the landlord's attitude.
She's a 4th year so this is essentially a private let and nothing to do with the UniDepending on the number of students/tenants, the size and type of accommodation, it is possible the property should be licensed under the Housing Act 2004, being a HMO (House in Multiple Accommodation), therefore might be advantages to the students/tenants if they make contact with the local Council's Environmental Housing Office. Mentioning the same to either the landlord and/or the agent, might change the landlord's attitude.
moonigan said:
She's a 4th year so this is essentially a private let and nothing to do with the Uni
As a landlord myself, and once letting several blocks of student accommodation, those properties were both inspected and registered with the university. The university accommodation office will advise both private landlords, and in your case the students on their best course of action. Wings said:
moonigan said:
She's a 4th year so this is essentially a private let and nothing to do with the Uni
As a landlord myself, and once letting several blocks of student accommodation, those properties were both inspected and registered with the university. The university accommodation office will advise both private landlords, and in your case the students on their best course of action. Most leases will have a section for the tenant's responsibilites and one for the Landlord's responsibilities. You may find a clause in the Landlord's section that requires him to allow the Tenant 'quiet enjoyment', which basically means that they can occupy the premises undisturbed, subject to reasonable access provisions. These actions are neither 'quiet enjoyment' nor 'reasonable access'. Maybe the Uni has a housing officer who could help?
JM
JM
Countdown said:
So you can continue to get some rental income knowing full well that it's going to be costly and difficult for the tenants to do anything about it.
A lot of landlords are scum.
I lived in my own house when building work was on ,it’s quite possible.A lot of landlords are scum.
Also The tenants received a discount based upon the building work and will be able to use the additional property when completed.
I know this is not ideal however get the work done as quickly as possible and move on is what I would do .
R
robseagul said:
I lived in my own house when building work was on ,it’s quite possible.
Also The tenants received a discount based upon the building work and will be able to use the additional property when completed.
I know this is not ideal however get the work done as quickly as possible and move on is what I would do .
R
The 30% discount is a bit of a scummy move IMHO. The LL would have known that work was scheduled and he should have told the tenants before they moved in. Once they'd moved in they're effectively stuck because it's very hard to find somewhere else which is suitable(IMO).Also The tenants received a discount based upon the building work and will be able to use the additional property when completed.
I know this is not ideal however get the work done as quickly as possible and move on is what I would do .
R
The LL knew that if he was honest and upfront with tenants none of them would have signed a lease
Club together and advise the LL that no rent will be paid for the duration of the kitchen being unavailable? As another poster has said, no kitchen makes it uninhabitable, so that seems perfectly reasonable.
Has the deposit been placed into the usual holding scheme? If so the LL won't be so easily able to invent reasons for not returning it, so that's also a help.
The LL is being a d*ck and will know that he's pushing his luck, the tenants just need to be willing to push back.
Has the deposit been placed into the usual holding scheme? If so the LL won't be so easily able to invent reasons for not returning it, so that's also a help.
The LL is being a d*ck and will know that he's pushing his luck, the tenants just need to be willing to push back.
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