Leak going on for 3 weeks

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    Leak going on for 3 weeks

    I was wondering if someone could give us some advice please. 3 weeks ago we reported a leak in the kitchen roof, took nearly 2 weeks for her to send a roofer round. Today the leak is getting worse, I've had to empty another kitchen cupboard into the living room, it's now dripping through the extractor fan and the sides and tops of cupboards are soaking. Where do we stand? How soon should our landlord be getting the roof fixed? How much can we take off the rent ? It's driving me mad, they haven't even be round to look themselves or even checked in.

    #2
    Follow process to report and escalate, including draft letter, from Shelter page on reporting repairs with private landlords.

    Any sensible landlord with half a brain would already promptly offered a rent reduction. Sadly having half a brain is not a requirement for being a landlord. Nor agent: nor sadly tenant (I don't mean your good self).

    Hope things improve.
    I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

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      #3
      I dont think youre entitled to anything off the rent but you can try if you want. I think you just keep reminding the landlord about the extent of the problem and hope they get on with it

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        #4
        Compensation for disrepair. 3 weeks is longer than reasonable for a leaking kitchen roof, especially if it's getting worse.
        I am not a lawyer, nor am I licensed to provide any regulated advice. None of my posts should be treated as legal or financial advice.

        I do not answer questions through private messages which should be posted publicly on the forum.

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          #5
          1. Unless already done, ask LL for proposed timescales for this to be addressed, reminding LL that it has been more than 3 weeks since the problem was reported; give 2 days for a response (i.e.advise LL that you expect response within 2 days, which is reasonable if email is used).
          2. Consider if response is reasonable, and if not, then discuss with LL.
          3. If response not reasonable, then consider contacting local authority about the issue, particularly as electrics may be compromised/dangerous. But be aware that this may result in LL attempting to terminate the tenancy.

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            #6
            If you report a defect to the landlord in writing, they should be given 14 days to respond with a timetable for the proposed remedy.
            Giving them less time than that is probably helpful in getting them to respond, but does rule out using the process as a defence against a retaliatory eviction.

            My guess is that the landlord doesn't understand the damage being caused - if the water has started to get into the electrical circuits, it's a different ball game.
            A leak is one thing, if the fuses start to blow, the property starts to become too dangerous to live in.
            When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
            Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).

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              #7
              Could you have arranged the Roofer/repairs, as an owner-occupier, any quicker than the LL?
              Have you yet reported the moisture spreading to further cupboards and esp extractor fan?

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                #8
                Originally posted by jpkeates View Post
                If you report a defect to the landlord in writing, they should be given 14 days to respond with a timetable for the proposed remedy.
                Giving them less time than that is probably helpful in getting them to respond, but does rule out using the process as a defence against a retaliatory eviction.
                I had, perhaps foolishly, assumed that the issue had been reported in writing 3 weeks ago, hence the suggestion for 2 days for a plan.

                OP: see http://www.legislation.gov.uk/ukpga/...ion/33/enacted regarding procedure to gain protection from retaliatory eviction.

                However, S33(1) provides protection from eviction if the council serves a relevant notice at any time (without going through the rigmarole of S33(2).
                But, I have read recently that councils usually (80%+ of the time) go the informal route with landlords first, so tenant may not get the protection from eviction they need, and may have been evicted before the local authority issue a notice.

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