Landlord refusing to do any maintenance or repairs. Next step advice please?

[rebel999]

I own a flat on a leasehold from JLP. Last year they appointed a new agent whose initial begins with 'C.' Since they took over the so-called management in August last year, they have done nothing and ignored emails and complaints from the tenants in the 8-apartment block in Fulham. The building is run down, has broken roof tiles that need replacing, windows frames rotting, and a whole range of issues. We have complained directly to JLP who told the agent to contact us. We got a smarmy letter weeks ago and no action or follow-up. The management fee is due, what should our next steps be? There has been zero management of anything in the block?

[Macromia]

Firstly, this site discourages mention of freeholders/managing agents in any way that might allow them to be recognised - so your post may well be edited by a moderator at some point, and you should refer only to 'freeholder/landlord' or 'managing agent'.

We got a smarmy letter weeks ago and no action or follow-up. The management fee is due, what should our next steps be? There has been zero management of anything in the block?

What do you mean by "management fee?" If you mean the service charges (which will likely include a management fee), it would usually be recommended that you pay what is demanded, if it is demanded in accordance with the terms of the lease, and in line with relevant legislation and then 'argue' about it afterwards.
My opinion would be that it very much depends on the circumstances.

When are costs demanded from you? Is it in advance or in arrears?
If demands are in advance, was anything paid last year and, if so, what happened to that money?

Has anything been sent to you explaining what estimated charges are expected to be spent on (if service charges are demanded in advance), or what they were spent on if demanded in arrears?
If not, do you expect to receive this with the demand for payment?

What does your lease say about service charges and management fees?


The answer to these question, and others, will help to determine what your best course of action might be.

Regardless, if you aren't happy with the way the managing agent has responded, your first course of action should always be to raise a complaint directly with them and follow through their complaints process. Always do this it writing (mail or email - or both) and make sure that you keep details of dates when communications were sent and obtain 'proof of posting' for anything that you send by mail. In all letters/emails you send, it is best to clearly state the date by which you expect to receive a reply (make sure that this is reasonable - four weeks is plenty of time).

Also, make sure that you have read your lease properly and fully understand the responsibilities of both the freeholder and individual leaseholders.

[Gordon999]

If you want repairs done on your building , you should consider setting up RTM company to take over the service charge account from the freeholder.

You need to contact and get support from leaseholders of 4 other flats. You can find information on RTM from www.lease-advice.org

[Macromia]

If you want repairs done on your building , you should consider setting up RTM company to take over the service charge account from the freeholder.

You need to contact and get support from leaseholders of 4 other flats. You can find information on RTM from www.lease-advice.org

A right to manage company is not always the best way forward.

I agree that it's usually best to try and gain support from other leaseholders though.

[eagle2]

Please explain if there is a management company involved and if the leaseholders are members of that company. Whatever the set up, it makes sense for the leaseholders to act together, so you should arrange a meeting so that you can discuss what action to take.