Renting- house disrepair
Discussion
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?
- 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?
Contact this very pleasant and talented bloke -
https://www.anthonygold.co.uk/people/giles-peaker/
Or this one -
https://www.4-5.co.uk/barristers/profile/chris-lar...
https://www.anthonygold.co.uk/people/giles-peaker/
Or this one -
https://www.4-5.co.uk/barristers/profile/chris-lar...
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.
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.
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.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.
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.
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.
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.
Not sure how legal this is though. Call the council speak to a housing officer.
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...
I've fowarded the email to the agent and asked if we can proceed. Let's see what they say...
Breadvan72 said:
Contact this very pleasant and talented bloke -
https://www.anthonygold.co.uk/people/giles-peaker/
Or this one -
https://www.4-5.co.uk/barristers/profile/chris-lar...
Ive used Anthony Gold Solicitors befroe - they are good.https://www.anthonygold.co.uk/people/giles-peaker/
Or this one -
https://www.4-5.co.uk/barristers/profile/chris-lar...
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.
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.
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.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.
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.
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? 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.
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!
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!
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.
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.
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