How to inspire landlord to fix 12 month old leak?

[adviceseeker457]

Hello,

I have been renting from my current landlord over a year now. First reported a leak 12 months ago - since then the landlord has contacted the property management property but has been unable to get it sorted. The plaster has come off part of the wall and there are now traces of mold spreading from roof to skirting board directly under the leak.

I've also reported the boiler timer which has broken so whenever I want hot water I need to manually turn on every day. The boiler is boxed off, there's no physical access and the temperature must be turned up high as I keep scolding myself when I forget to manually turn boiler off.

I'm hesitant to get the council involved but I'm worried about the roof from the leak as it seems the ceiling is dipping and I'm not enjoying the regular hand burning with all this coronavirus hand washing.

I've contacted the landlord once a month since last year to remind her of the leak with pictures of the progressing damage (minus in lockdown, nothing was occurring then anyway). I always pay rent, everything is current and paid on time. The flat is well maintained and clean so it's not a case of having a reason to want me to leave I don't think.

I would be interested to hear advice/opinions on how to proceed. I've been looking at other properties in the area but can't afford to move right now as rent prices seem to have increased significantly in recent months but I will keep looking. I'm trying for a higher paid job but that's likely to take a while given the situation...

Apart from move or contact council do I have any other options to inspire the landlord to meet what I assume are their legal obligations to repair?

[adviceseeker457]

Forgot to say, leak is confirmed as external source of water. It's not just condensation.

[Section20z]

I would just tell the landlord that you are disappointed the leak hasn't been fixed and is causing further damage to the fabric of the building and hot water is not functioning correctly
Would you please remedy within ten days or I will arrange for the repairs and deduct the cost from rent.
She might be quite happy for you to sort it out.
Have you got a gas safety certificate saying boiler has been checked ?

[jpkeates]

As above.
Shelter have a process on their website with templace letters, which they are convinced allows you to deduct the cost of repairs from rent.

I suspect that the issue is that the repair needs doing outside the landlord's property, and that getting the council involved might be the only way forward because they can force the management company's hand (which is where I suspect the delay is).

[adviceseeker457]

Section20z,

Thank you for sharing your thoughts. I am wary however as I assume this would make me liable if something goes wrong with the repair if I arranged it?

[adviceseeker457]

jpkeates,

Thank you for your response. Perhaps this is the case. Landlord has told me to email a women (no idea who she is exactly!) And she was very pushy. Do I still have right to ask landlord for 24 hours notice, even for maintance people? Who is responsible for dealing with this - landlord seems to think I am?

[jpkeates]

The landlord is responsible, which is why I think you need to involve the council - or get a solicitor to write to the landlord to remind them of their responsibility.

[Section20z]

Just use a proper tradesman / gas Safe engineer with insurance.

[DPT57]

Just use a proper tradesman / gas Safe engineer with insurance.

That's fine for the boiler, but the tenant wouldn't have the right to interfere with the fabric of the building to address the leak.

[theartfullodger]

The landlord is responsible, which is why I think you need to involve the council - or get a solicitor to write to the landlord to remind them of their responsibility.

Absolutely: You have a contract with the landlord, not with anyone else. Landlord has to provide reasonable living conditions.

Shelter link with draft letter here & what to do if it ain;t fixed.

https://england.shelter.org.uk/housi...ivate_landlord


Sorry to hear your story: This landlord should be banned from being a landlord IMHO.

[Hudson01]

As above, your landlord does not sound very good at all. I assume you are in a building where the outer shell is the responsibility of a Freeholder and their management company and that the LL is simply either the leaseholder/shareholder ??? If so then i have properties of a similar type and just happen to have a roof leak which is coming into the top flat''s bedroom....... the tenant reported it to me on Nov 25th, i contacted the management company and the roofer came out to quote on Nov 27th, the job has been booked in for fixing this coming Tuesday.... it really is not hard if you have a good landlord and a decent management company. I do feel for you but i would be looking hard at moving to somewhere else. If such a small issue has taken this long (to NOT fix) then what if something really bad happens. All the best.

[adviceseeker457]

theartfullodger,

Thank you for the link. I will follow this through with the council.

Is there a list of known bad landlords which prospect tenants can check? This would be a very useful resource before signing in to a different 12 month contract when I inevitably leave here...

[adviceseeker457]

Hudson01,

I think perhaps that is what may be happening. Unfortunately I'm not in a financial position to relocate right this mo but it's on my radar for the new year. I do wish there was a way for me to find good landlords like yourself!

[Hudson01]

I do wish there was a way for me to find good landlords like yourself!

This is a problem for not just tenants finding a good landlord but for ourselves finding a good tenant, it really is a game of Russian roulette. I do wish you the best, i am continually surprised how long some faults in properties take to fix, i have any issues in my properties fixed in line with how i deal with problems in my home...... as quick as possible.

[Section20z]

Toynbee Hall are working on just such a landlord rating register withTower Hamlets however I see it as just another layer of beaurocracy for Landlords, open to abuse from disgruntled tenants, plus no tenant would ever look at it till after they have had a bad experience.
It's a no from me.