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...
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...
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!
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!
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.
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
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
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.
Yep, deposit is in a DPS. There's so much wrong with the the property that they could make life difficult if they wwnted to when we leave.
It you want a laugh/shudder, here's some holiday snaps from cellar...
Main soil pipe from 1st floor bathroom, along with wraparound electric cables...
Consumer unit carefully wired.
Final run of the wastepipe. Ultimate precision mounting to ensure a professional finish and correct drop.
It you want a laugh/shudder, here's some holiday snaps from cellar...
Main soil pipe from 1st floor bathroom, along with wraparound electric cables...
Consumer unit carefully wired.
Final run of the wastepipe. Ultimate precision mounting to ensure a professional finish and correct drop.
One of the best bits so far was the living room ceiling being ripped down to expose and upstream section of the soil pipe I've pictured above, only to find someone who did a previous repair had inadvertently put two screws into the bottom of it. Next to the main soil pipe is the smaller diameter waste pipes from the sink and bath. Both have a big sag in them, meaning standing water. I think Frank Spencer has had a hand in this house.
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