Renting- house disrepair

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Discussion

anonymous-user

Original Poster:

53 months

Monday 26th October 2020
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Before the explanation, the question...

- How long is reasonable to give a landlord time to rectify a leaking roof?

The story...

We moved into the property at the start of the month. We knew before we agreed to move in the ceiling of the living room had come down due to water damage. The landlord said it had been due to the previous tenant flooding the bathroom above and that works would be complete before we moved in.

As the month before we moved in wore on, the date to commence works kept being pushed back, until we were told about a week before moving in the work wouldn't be done before we moved in and that it would be done 'next time there are 3 days we can do it'. We couldn't delay moving in, as our previous house had been sold and completion due a day or two after we left (we rented this house too, we did not sell it). We moved in on 2nd October, albeit having to cram into a kitchen diner on the ground floor as we can't use the living room.

A builder came around on about the 6th Oct to look at the job and quote for it (first alarm flashing, why hadn't it even been quoted for yet!!). On the 8th it rained heavily and water began pissing into the bathroom upstairs (the one above the lounge) through the ceiling light fittings. I investigated in the loft and discovered a 45l rubble bucket full to the brim with water, a steady stream flowing into it from the roof above, sat on some sodden MDF boards, right above the light electrics, which were getting sodden.

The landlord acted surprised when I told them and inferred the previous tenant must have been up to no good.

We've since found out the landlord was told about the serious leak to the roof in mid July, the previous tenant has pictures of them in the loft together discussing it (plus said bucket). A roofer the tenant knew had provided a quote to repair but the landlord had not followed it up.

Since the serious leak is to the roof, there's no point in repairing the lounge ceiling, for it all to happen again, so the roof has to be done first.

Despite them knowing it's so bad since July and me informing them on the 8th, they have still not managed to get a quote for the roof to be fixed. They keep fobbing off with "it's been too wet to get a quote" or "we're waiting for the builders to give us one and they're too slow".

There is a massive shortage of appropriate rental stock where we are and the kids are both settled in primary school and we're loathe to move them. The house would at least be OK if the works were done.

How long is reasonable to give the landlord to at least give us a start date for the roof to be fixed?




anonymous-user

Original Poster:

53 months

Monday 26th October 2020
quotequote all

anonymous-user

Original Poster:

53 months

Monday 26th October 2020
quotequote all
Cheers, BV. I've given them a deadline until Friday to give a date for the works to commence. Let's see how they get on with that.

J6542

1,574 posts

43 months

Monday 26th October 2020
quotequote all
As much as you don’t want 2, I think it would be advisable to look for another rental. Everyone in the building game is extremely busy just now.
To get someone quickly that is any good at their job will cost a premium that your landlord doesn’t sound like he is willing to pay.
That just leaves the cowboys, and it will be total lucky dip whether the job gets done satisfactory or not.

solo2

858 posts

146 months

Monday 26th October 2020
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My daughter rented a place for a year and despite our best efforts to get the many leaks and subsequent mould addressed they moved elsewhere. Their new landlord is like night and day to the previous one.

BertBert

18,953 posts

210 months

Monday 26th October 2020
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J6542 said:
As much as you don’t want 2, I think it would be advisable to look for another rental. Everyone in the building game is extremely busy just now.
To get someone quickly that is any good at their job will cost a premium that your landlord doesn’t sound like he is willing to pay.
That just leaves the cowboys, and it will be total lucky dip whether the job gets done satisfactory or not.
But to be fair, whether the job is done well isn't of that much note to the OP. Getting anything done to cover the hole and reduce the water ingress must be the priority. But I agree, as well as trying to force the LL to do something, look for another place to live.

Wings

5,808 posts

214 months

Monday 26th October 2020
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This landlord is in a similar situation, that is finding contractors to carry out roofing, plastering, tiling works etc. etc. Due to Covid-19 I am being quoted next January for plastering works, with contractors appearing to be chasing CASH rather than work.

However OP in view of the contents of your posting, you might want to consider the following.

The Deregulation Act 2015 covers retaliation evictions by a landlord (see section 33 of the Act), usually following a tenant/s complaint to their landlord/agent about the disrepair conditions of a rental property.

One’s local council’s environmental health department have a duty to ensure that rental properties are kept adequately repair and maintained in compliance with section 11 of the Landlord and Tenant Act 1985.

Where a tenant /you OP advises a LL/Agent of the poor conditions of a rental property, then the LL/Agent have 14 days to give an “adequate” response in writing, and in default a section 21 Notice (seeking possession of the property) cannot be served on the tenant.

OP, for a tenant to find themselves in a similar situation that you are in, your local council’s environmental health office is an extremely powerful friend to have. They will inspect the property, then serve your landlord with a “Repair Notice”, and/or take the matter up before the courts, but best of all your tenancy is protected under the above Act.






elanfan

5,516 posts

226 months

Monday 26th October 2020
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Y our landlord is interested in one thing, your money. Explain you are happy to pay your rent but will be holding onto it until the work is completed.upkn completion negotiate a substantial discount on your rent

Not sure how legal this is though. Call the council speak to a housing officer.

anonymous-user

Original Poster:

53 months

Monday 26th October 2020
quotequote all
I Googled 'emergency roof repairs Leeds' at 5.05pm. I picked a firm at random and filled in the enquiry form. They responded within the hour to say they could be here tomorrow to patch and would quote if it needed more than that. In one hour I achieved more than theyve done in 3 months.

I've fowarded the email to the agent and asked if we can proceed. Let's see what they say...

J6542

1,574 posts

43 months

Monday 26th October 2020
quotequote all
The fact your landlord rented the house to you knowing the roof was leaking. Really tells you all you need to know. Bad enough to do nothing about a leak which could be causing all sorts off damage. But to actually put a new tenant in beggars belief.

KAgantua

3,848 posts

130 months

Tuesday 27th October 2020
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Breadvan72 said:
Ive used Anthony Gold Solicitors befroe - they are good.

Durzel

12,232 posts

167 months

Tuesday 27th October 2020
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(Some) landlords, like some people generally, wlil do and say anything they think they can get away with, and rely upon their victims being unable, unwilling or it being simply cost or stress prohibitive to actually hold them to account.

austinsmirk

5,597 posts

122 months

Tuesday 27th October 2020
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You can with hold the rent but you need to tell the landlord and you need it evident in a bank account.

I deal with many tenants who just don’t pay and equally don’t have it in a bank account!

Roofing can be a nightmare job though, running into £1000’s in a moment.

Maybe just leave if you can. Trades are busy and weathers awful for roofing.

Wings

5,808 posts

214 months

Tuesday 27th October 2020
quotequote all
austinsmirk said:
You can with hold the rent but you need to tell the landlord and you need it evident in a bank account.

I deal with many tenants who just don’t pay and equally don’t have it in a bank account!

Roofing can be a nightmare job though, running into £1000’s in a moment.

Maybe just leave if you can. Trades are busy and weathers awful for roofing.
^^^^^^Agree, OP it is quite possible that your internet enquiry has connected you to a nationwide emergency roofing repair AGENCY (amongst other types of repairs). Beware of the same, for there is no substitute to be recommended to a local reputable roofing contractor.

At this point in time landlords are facing severe sanctions for failing to keep residential rental properties in a safe and habitable condition. If you involve your local council’s environmental health office, then following an inspection of your home/rental property, then your landlord will be served with an improvement Notice and/or a Prohibition Order, with your landlord facing unlimited maximum fines in the magistrates court, for failure to comply with the Notice.


anonymous-user

Original Poster:

53 months

Tuesday 27th October 2020
quotequote all
We want to go, but it probably means leaving the area, which is not ideal.

My emails last night promoted two by return; the roofer is arriving in the morning and a new hob has just been ordered. See how that goes.

Short Grain

2,743 posts

219 months

Wednesday 28th October 2020
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RonaldMcDonaldAteMyCat said:
We want to go, but it probably means leaving the area, which is not ideal.

My emails last night promoted two by return; the roofer is arriving in the morning and a new hob has just been ordered. See how that goes.
Any Update OP? Did the roofer at least turn up?

anonymous-user

Original Poster:

53 months

Wednesday 28th October 2020
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"It all makes work for the working man to do."

My mum has been singing Flanders and Swann songs again.

anonymous-user

Original Poster:

53 months

Wednesday 28th October 2020
quotequote all
Roofer did arrive this morning. Went into the loft. 10 seconds. "it's fked! 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!

Tyre Smoke

23,018 posts

260 months

Wednesday 28th October 2020
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Next stop has to be the local council, surely?

It's questionable whether the place is fit for habitation.

anonymous-user

Original Poster:

53 months

Wednesday 28th October 2020
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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.