Rented housing
Discussion
I'm seething a little so please forgive me for rambling.
We have had no end of problems with our agents and work not getting done. An electrician was due out today but ¨forgot¨ to turn out...meaning I spent the entire day waiting in only to have to do it again tomorrow.
We get through lightbulbs at a spectacular rate, the lights dim and flicker when you put an appliance on (doesn't matter which one so it isn't the appliance) the washing machine only washes on cold and the grouting on the tiles has fallen out. I saw a spark from the boiler the other day....oh and the electricity trips if you drop anything heavy onto the floor.
The carpet was stained when we moved in and is just nasty...but I can live with that.
It took 8 weeks to get the kitchen door planed so it would close...a fire door no less that we have to keep closed as per our agreement when we aren't here.
The list is endless but I'm so fed up now, that I would like to know how to deal with the situation. I'm one step away from screaming blue murder, but I'm settling for daily nagging phone calls.
Please can someone give me some idea as to what to do -hopefully we're moving within 6 months into our own house and our initial tenancy finished yesterday...so we're on to month by month (and would move but it's such a faff mid winter and for only a short time....but we will if necessary)
Argh.
We have had no end of problems with our agents and work not getting done. An electrician was due out today but ¨forgot¨ to turn out...meaning I spent the entire day waiting in only to have to do it again tomorrow.
We get through lightbulbs at a spectacular rate, the lights dim and flicker when you put an appliance on (doesn't matter which one so it isn't the appliance) the washing machine only washes on cold and the grouting on the tiles has fallen out. I saw a spark from the boiler the other day....oh and the electricity trips if you drop anything heavy onto the floor.
The carpet was stained when we moved in and is just nasty...but I can live with that.
It took 8 weeks to get the kitchen door planed so it would close...a fire door no less that we have to keep closed as per our agreement when we aren't here.
The list is endless but I'm so fed up now, that I would like to know how to deal with the situation. I'm one step away from screaming blue murder, but I'm settling for daily nagging phone calls.
Please can someone give me some idea as to what to do -hopefully we're moving within 6 months into our own house and our initial tenancy finished yesterday...so we're on to month by month (and would move but it's such a faff mid winter and for only a short time....but we will if necessary)
Argh.
Write to the landlord and politely list the problems. Without any attempt at brinkmanship explain that you are at the end of your tether with it all and that you would like to stay if the repairs get done within, say, one month.
If they aren't done, give a month's notice (from a rent day) and move.
HTH
Manks said:
Write to the landlord and politely list the problems. Without any attempt at brinkmanship explain that you are at the end of your tether with it all and that you would like to stay if the repairs get done within, say, one month.
If they aren't done, give a month's notice (from a rent day) and move.
HTH
I'm giving them 24 hours to get something sorted or at least the ball rolling. We've never been given the landlord's address as it's managed by another company on his behalf - tomorrow I find it out.If they aren't done, give a month's notice (from a rent day) and move.
HTH
For the first time ever, instead of blowing my roof I thought I'd ask what a sensible person would do.
Now it would be nice to find somewhere that will do a short let....I wonder if anywhere does 3 months...
littlegreenfairy said:
Manks said:
Write to the landlord and politely list the problems. Without any attempt at brinkmanship explain that you are at the end of your tether with it all and that you would like to stay if the repairs get done within, say, one month.
If they aren't done, give a month's notice (from a rent day) and move.
HTH
I'm giving them 24 hours to get something sorted or at least the ball rolling. We've never been given the landlord's address as it's managed by another company on his behalf - tomorrow I find it out.If they aren't done, give a month's notice (from a rent day) and move.
HTH
For the first time ever, instead of blowing my roof I thought I'd ask what a sensible person would do.
Now it would be nice to find somewhere that will do a short let....I wonder if anywhere does 3 months...
You can give them 24 hours if you want, but your notice is counted from a rent day.
You might find someone prepared to do 3-months, though most landlords won't for a variety of reasons.
If you are moving in six-months then you'll struggle to find somewhere to fit with this - don't forget you're effectively loosing 2-weeks over Christmas.
As said above compile a list of all the faults / issues you have with the property and the length of time they have been there.
I am assuming that you have previously reported all the items on the list to the Agents and they are aware of them.
This being the case you can set a deadline by which time the repairs need to be completed. As I don't know the list I can't say what was a reasonable amount of time.
Also state that if the repairs are not done by this time (to a reasonable standard) then you will arrange for the repairs and deduct the funds from the rent.
If the repairs are not done then arrange for them to be done and deduct the value from the next rent payment. Include the invoices for the work and a covering letter stating the reason for the deductions (and the maths) with the rent.
As said above compile a list of all the faults / issues you have with the property and the length of time they have been there.
I am assuming that you have previously reported all the items on the list to the Agents and they are aware of them.
This being the case you can set a deadline by which time the repairs need to be completed. As I don't know the list I can't say what was a reasonable amount of time.
Also state that if the repairs are not done by this time (to a reasonable standard) then you will arrange for the repairs and deduct the funds from the rent.
If the repairs are not done then arrange for them to be done and deduct the value from the next rent payment. Include the invoices for the work and a covering letter stating the reason for the deductions (and the maths) with the rent.
mk1fan said:
Also state that if the repairs are not done by this time (to a reasonable standard) then you will arrange for the repairs and deduct the funds from the rent.
If the repairs are not done then arrange for them to be done and deduct the value from the next rent payment. Include the invoices for the work and a covering letter stating the reason for the deductions (and the maths) with the rent.
What legal right do you believe the OP has to do this?If the repairs are not done then arrange for them to be done and deduct the value from the next rent payment. Include the invoices for the work and a covering letter stating the reason for the deductions (and the maths) with the rent.
Manks said:
mk1fan said:
Also state that if the repairs are not done by this time (to a reasonable standard) then you will arrange for the repairs and deduct the funds from the rent.
If the repairs are not done then arrange for them to be done and deduct the value from the next rent payment. Include the invoices for the work and a covering letter stating the reason for the deductions (and the maths) with the rent.
What legal right do you believe the OP has to do this?If the repairs are not done then arrange for them to be done and deduct the value from the next rent payment. Include the invoices for the work and a covering letter stating the reason for the deductions (and the maths) with the rent.
Seems like we should get some work men tomorrow so we'll see.....
Mind you life has done a complete 360 tonight and the house move might be to somewhere completely different now. Also, the bunnies are very fond of the heating system and are very happy here... they are miserable buggers when they are unhappy.
littlegreenfairy said:
Also, the bunnies are very fond of the heating system and are very happy here... they are miserable buggers when they are unhappy.
1) Rent/buy somewhere else2) Casserole the bunnies; this will relieve their misery, save heating costs and provide a few nourishing meals.
There, problems solved
Simpo Two said:
littlegreenfairy said:
Also, the bunnies are very fond of the heating system and are very happy here... they are miserable buggers when they are unhappy.
1) Rent/buy somewhere else2) Casserole the bunnies; this will relieve their misery, save heating costs and provide a few nourishing meals.
There, problems solved
The bunnies are too fatty to be eaten, they are decorative items only.
Manks said:
The landlord's address should be on the contract.
Write to the landlord. They may be completely unaware that their agents are neglecting the property.When my wife moved in with me we initially used an agency to manage the letting of her house. For a year or so we were blissfully unaware of their incompetence.
Then, out of the blue the tenant wrote to us in despair and frustration, with a similar story to yours saying that although they liked the house, the little things weren't being done, people were not turning up etc. and they weren't sure they could go on much longer.
We sacked the agents on the spot and fixed everything that needed doing and we now manage the place ourselves and have kept the same tenants for almost 6 years.
Mark Benson said:
Manks said:
The landlord's address should be on the contract.
Write to the landlord. They may be completely unaware that their agents are neglecting the property.When my wife moved in with me we initially used an agency to manage the letting of her house. For a year or so we were blissfully unaware of their incompetence.
Then, out of the blue the tenant wrote to us in despair and frustration, with a similar story to yours saying that although they liked the house, the little things weren't being done, people were not turning up etc. and they weren't sure they could go on much longer.
We sacked the agents on the spot and fixed everything that needed doing and we now manage the place ourselves and have kept the same tenants for almost 6 years.
I thought I remembered you.
You're the one keeping pets against the terms of your contract, right? Or is he happy with rodents wandering around?
You also made a complaint about the number of inspections you receive per annum in the thread below.
http://www.pistonheads.co.uk/gassing/topic.asp?h=0...
Why don't you use this to your advantage?
Get them to come and inspect and demonstrate the issues - issues are better seen in person otherwise they can be lost in translation as either being trivial or over exaggerated / made up by the tenant.
As to the suggestion somewhere in the thread to deduct repairs from the rent. You do not have authority to do this as you don't own the property to consent to alterations without the landlords consent really.
You're the one keeping pets against the terms of your contract, right? Or is he happy with rodents wandering around?
You also made a complaint about the number of inspections you receive per annum in the thread below.
http://www.pistonheads.co.uk/gassing/topic.asp?h=0...
Why don't you use this to your advantage?
Get them to come and inspect and demonstrate the issues - issues are better seen in person otherwise they can be lost in translation as either being trivial or over exaggerated / made up by the tenant.
As to the suggestion somewhere in the thread to deduct repairs from the rent. You do not have authority to do this as you don't own the property to consent to alterations without the landlords consent really.
No the pets are kept as per our terms of the contract we were given. It seems the sub agent wasn't aware of them but our contract is with another agent. They are also lagomorphs now rodents if we're being pedantic.
They have been to see the problems but nothing was done despite nagging. I'm currently waiting a phone call regarding one workman coming out today and another one is due within an hour. I've already had to correct the agent as the message I gave them isn't the one that came back to me and a lot gets lost in translation.
It's so frustrating spending so much time and effort trying to keep a place in good repair but due to lack of communication from the other side damage is occurring and in the end, no matter what, it still looks bad on us.
It really is the complete and utter lack of communication - like not being told that the we're in a sub let property and only finding out because we get a letter sent to us by mistake... Like not being told when the place is being inspected and indeed by who...and when you ask you get different messages and stories. Like being told that it'll be sorted within a week and not hearing back. It's just so very annoying.
They have been to see the problems but nothing was done despite nagging. I'm currently waiting a phone call regarding one workman coming out today and another one is due within an hour. I've already had to correct the agent as the message I gave them isn't the one that came back to me and a lot gets lost in translation.
It's so frustrating spending so much time and effort trying to keep a place in good repair but due to lack of communication from the other side damage is occurring and in the end, no matter what, it still looks bad on us.
It really is the complete and utter lack of communication - like not being told that the we're in a sub let property and only finding out because we get a letter sent to us by mistake... Like not being told when the place is being inspected and indeed by who...and when you ask you get different messages and stories. Like being told that it'll be sorted within a week and not hearing back. It's just so very annoying.
Edited by littlegreenfairy on Tuesday 14th December 15:10
littlegreenfairy said:
No the pets are kept as per our terms of the contract we were given. It seems the sub agent wasn't aware of them but our contract is with another agent. They are also lagomorphs now rodents if we're being pedantic.
They have been to see the problems but nothing was done despite nagging. I'm currently waiting a phone call regarding one workman coming out today and another one is due within an hour. I've already had to correct the agent as the message I gave them isn't the one that came back to me and a lot gets lost in translation.
It's so frustrating spending so much time and effort trying to keep a place in good repair but due to lack of communication from the other side damage is occurring and in the end, no matter what, it still looks bad on us.
It really is the complete and utter lack of communication - like not being told that the we're in a sub let property and only finding out because we get a letter sent to us by mistake... Like not being told when the place is being inspected and indeed by who...and when you ask you get different messages and stories. Like being told that it'll be sorted within a week and not hearing back. It's just so very annoying.
A suggestion.They have been to see the problems but nothing was done despite nagging. I'm currently waiting a phone call regarding one workman coming out today and another one is due within an hour. I've already had to correct the agent as the message I gave them isn't the one that came back to me and a lot gets lost in translation.
It's so frustrating spending so much time and effort trying to keep a place in good repair but due to lack of communication from the other side damage is occurring and in the end, no matter what, it still looks bad on us.
It really is the complete and utter lack of communication - like not being told that the we're in a sub let property and only finding out because we get a letter sent to us by mistake... Like not being told when the place is being inspected and indeed by who...and when you ask you get different messages and stories. Like being told that it'll be sorted within a week and not hearing back. It's just so very annoying.
Edited by littlegreenfairy on Tuesday 14th December 15:10
Why don't you liase with the agent so that they can allow you to communicate with the Workman in order to choose a time that suits you. There is nothing worse than a 3rd party organising a meeting between two people - especially Managing Agents and tenants.
Manks said:
mk1fan said:
Also state that if the repairs are not done by this time (to a reasonable standard) then you will arrange for the repairs and deduct the funds from the rent.
If the repairs are not done then arrange for them to be done and deduct the value from the next rent payment. Include the invoices for the work and a covering letter stating the reason for the deductions (and the maths) with the rent.
What legal right do you believe the OP has to do this?If the repairs are not done then arrange for them to be done and deduct the value from the next rent payment. Include the invoices for the work and a covering letter stating the reason for the deductions (and the maths) with the rent.
Following this procedure to the letter and you'll be legally safe. My version merely truncates the procedure. At the end of the day a Landlord of sound mind and body is not going to drag a tenant to court for repairing the property. My route is, of course, a risk the OP will have to assess/take.
ETA: Linky not working???
If you don't want to sort the repairs yourself then you could try this. Tell the LL / Agent that you're contacting Environmental Health about the condition of the property to ensure that it is safe and habitable.
Edited by mk1fan on Tuesday 14th December 19:32
mk1fan said:
Manks said:
mk1fan said:
Also state that if the repairs are not done by this time (to a reasonable standard) then you will arrange for the repairs and deduct the funds from the rent.
If the repairs are not done then arrange for them to be done and deduct the value from the next rent payment. Include the invoices for the work and a covering letter stating the reason for the deductions (and the maths) with the rent.
What legal right do you believe the OP has to do this?If the repairs are not done then arrange for them to be done and deduct the value from the next rent payment. Include the invoices for the work and a covering letter stating the reason for the deductions (and the maths) with the rent.
Following this procedure to the letter and you'll be legally safe. My version merely truncates the procedure. At the end of the day a Landlord of sound mind and body is not going to drag a tenant to court for repairing the property. My route is, of course, a risk the OP will have to assess/take.
ETA: Linky not working???
If you don't want to sort the repairs yourself then you could try this. Tell the LL / Agent that you're contacting Environmental Health about the condition of the property to ensure that it is safe and habitable.
Edited by mk1fan on Tuesday 14th December 19:32
littlegreenfairy said:
Wings said:
Out of interest, does the OP carry out any business/trade from the rented premises?
Nope. I work from my parents home. 1. Persuade (the landlord to do repairs)
2. Put up (with it)
3. Pi55 off.
Life is too short to waste too much time on point 1.
Option 2 is a valid course of action. Perhaps you should rationalise it by asking yourself what any of this will mean in five years time. You'll be in your own place, with your own woodchip wallpaper and three geese flying up the chimney breast, and as the missus pops a couple of pork chops under the grill you'll chuckle about the dodgy old gaff you used to rent.
Option 3 is a (probably inconvenient) option if you simply cannot stomach staying.
Just remember that jaw jaw is better than war war where landlords are concerned. Trying to get tough might very well backfire.
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