To you landlords - water leak damage (video & pics added)

[Shady Pioneer]

Hi all,

I'm looking at getting some advice. Me and Chelsea moved into a flat August 31st. It's a rented property, and when we moved in there was water leak damage in the hallway which we were assured would be fixed in a few weeks after moving in.

Fast forward 7 months and major water leaks inside the flat from this area, extremely soggy (not damp) floors, drenched in fact, pissing water from the leaking area causing damage to the walls and door it surrounds. I took a day off work as the leak was that bad during a heavy downpour as the water bucket I was using filled up every 2 hours.

The landlord know all of this and has apparently had the roof fixed (only a couple of weeks ago) yet it is still leaking.

I haven't withheld the rent but I want to know if I'm within my rights to do so.

There is moss and damp all over the hallway as well, and I know for a fact this is a health hazard.

What would you advise?

[logeyboy]

Firstly get your contract out.
There's probably something in there that states the landlord will maintain to the property to a reasonable level and make any repairs in a reasonable amount of time.
Obviously, your situation is not reasonable at all.

Stay polite with them though as if you get arsey and they don't like it, he might serve you notice to leave.
Explain that you're not happy paying for the property in its current state and that although you haven't yet - you are within your rights to withold rent.

I had a similar issue once with a light fitting in the bathroom - couldn't see to do anything for 3 weeks. When I told them I might with-hold rent they advised I couldn't. I quoted the contract and the electrician was round the next day.

Just be mindful of keeping a happy relationship with your landlord though.

[VW BUSH]

Top tip.

Find out if your land lord is bone fide, ie paying tax on his properties income correct mortgage etc etc.
If he does feck all about the leak mention council and tax office and he will fix it sharply.

Landlords who are by the book generally fix things asap as its a declared living, ones who bullsh!t you generally are not paying tax and have the wrong mortgage etc etc.

As said before you need to keep a measure approach with your landlord as he does own the roof over your head.

[novadragon007]

absolutely agree about staying polite and maintaining a happy relationship with your landlord. I reported dampness in a previous property and after 4 weeks of nobody doing anything about i got a bit cheeky, within a week the landlord called me to say he wanted to sell the property and we had 60 days to vacate

[Shady Pioneer]

Thanks for the advise guys. I have politely stressed that I am not happy in previous phone calls and emails, but this is still happening and it's beyond ridiculous. I will upload the photos and video I took later. You will all be shocked, guaranteed.

I did have a letter through from the landlord saying that the properties they own in the block we are in, they are going to be selling. This doesn't affect us as tenants, it just means whoever buys them off the current landlords will become my new landlord.

I feel that 7 months without the problem being fixed is sufficient amount of time to withhold rent. I don't know if they pay correct taxes etc. I would know where to begin in finding that out but I'm tempted to mention council due to the mold and what not around the walls.

[dixie180]

Citizens Advice Bureau would my next call.

[novadragon007]

I did have a letter through from the landlord saying that the properties they own in the block we are in, they are going to be selling. This doesn't affect us as tenants, it just means whoever buys them off the current landlords will become my new landlord.

this is more than likely why your landlord has not done anything about - because they will sell with problems included and let the new landlord deal with it. Thats if they even tell the new owner about the problems. I think 7 months of the same problem is more than enough cause to withold rent just make sure you do it formally via recorded delivery in a letter. If needs be contact a solicitor and see how much they will charge to create the letter and send it for you.

[Shady Pioneer]

I will dig out my contract tonight and put together a formal, polite but stern letter to them.

I did have a letter through from the landlord saying that the properties they own in the block we are in, they are going to be selling. This doesn't affect us as tenants, it just means whoever buys them off the current landlords will become my new landlord.

this is more than likely why your landlord has not done anything about - because they will sell with problems included and let the new landlord deal with it. Thats if they even tell the new owner about the problems. I think 7 months of the same problem is more than enough cause to withold rent just make sure you do it formally via recorded delivery in a letter. If needs be contact a solicitor and see how much they will charge to create the letter and send it for you.

What you say makes sense regarding why it's taken so long. Would also be a reason why they have kept putting off (although agreeing) giving me compensation.

[Diamond Hell]

There's no point in you writing them a letter.

Contact Housing Services at your local Concil.  You need to speak to the Housing Renewal Officer (or equivalent).

You would like the Officer to inspect your property because your landlord is not maintaining the property as a safe and healthy environment for any potential occupier or visitor. You need to use those words.  They'll then ask you to outline the issues.

If this is genuinely a leak (and not just you p*ssing on your landing  ) Your landlord is in breach of the Housing Act 2004: Part 1 - Housing Health & Safety Rating System.  The officer will ask you to confirm who the landlord is, then write to him to offer him the chance to be present for an inspection, then inspect the property with both parties present (if your landlord turns out).  Once that's done he will issue a schedule of deficiencies to your landlord.  The landlord must resolve these deficiencies, or he will be taken to court and have a statutory notice issued on him to force his hand and he will be charged for the privilege.

Probably the first visit and notice will be enough to get him to sort it out, or terminate your tenancy.

Even if he terminates your tenancy he will still have to remedy the deficiencies.

This is the correct way to get your defects remedied and no, your property doesn't have to be anything to do with the local authority to do this.

My recently departed tenants pulled this on me because they wanted the back door replaced.  The back door has been replaced, but because of the problems they were causing by their keeping all the windows shut and storing a huge amount of shyte in the house, that were highlighted during the inspection, they had notice served on them.

Tenants: just as c*nty as landlords.

[Seanl]

Is it let through an agency? I'm a Landlord, yet have a great relationship with my tenant. The problem lies with the letting agent I stupidly went with to manage the property. There have been a couple of instances where she has reported something, and its taken them weeks before they've even contacted me to say there is a problem. There was a very minor leak in the conservatory, which she told them, but two months down the line they let themselves into the house, to which she came home to find a strange man in her house without her permission! Highly illegal, but they said as it was an emergency, they were within their rights. Bearing in mind that she told them it was a "slight leak". The fence then blew down in heavy wind over winter, and they took two months to even tell me! After the last one, I went absolutely ape on them, installed recording software on my phone and told them all calls were being recorded between us as evidence of their utter incompetence. Got a call yesterday morning from them saying there was only hot water when the heating was on, got a call back yesterday afternoon saying they had sent a plumber and it was the diverter valve, cost to replace etc....... which I gave my approval for right away, so it will be fixed first thing Monday morning.

Its not always the landlords, these letting agents are quite happy to take their cut and do f**k all sometimes! You need to force their hand, to which they ultimately will tow the line when confronted with threats to report them to the powers that be!