Burgled - Can I claim from landlord

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    Burgled - Can I claim from landlord

    Hey guys,

    I was burgled and was wondering if there was some way I could recieve compensation from my landlord. I had no contence insurance (stupid I know).

    My room is one of 16 student rooms in an old office building. Other residence kept leaving the outer doors unlocked (the doors don't just slam closed, they have to be closed manually) and despite several requests to an absentie landlord, he did nothing to sort these doors out so that they would slam closed instead. As a result someone was able to just walk in and kick down my door (where the lock was one of those older locks with the big keys) and take my PS3, PSP, Mac Book and games, blue rays etc (total of a little under £1500 worth of kit. I cannot contact the landlord. His mobile is always off and I have left numerous messages on his machine. I have also not paid him rent this month as this might make him come ot me... No such luck. Can I file a claim in the small courts against him for poor landlord behavoir? Also my contract ended last September. I have left messages requesting another contract for me to sign but he has not complied.

    Any help is massively appreciated!!!!

    Kayleigh

    #2
    You didn't insure your goods! Why would it be the landlord's responsibility to make sure your personal belongings are secure?
    The advice I give should not be construed as a definitive answer, and is without prejudice or liability. You are advised to consult a specialist solicitor or other person of equal legal standing.

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      #3
      Hi Kayleigh

      IMHO you gambled the cost of insurance against the cost of your expensive belongings. You lost the gamble. It seems a bit shoddy to then moan and try to get someone else to foot the bill for you.

      If the security was as poor as you say then I would have made damn well sure that I was insured.

      Sorry this isn't the legal answer you're looking for. Just my humble opinion (and I'm a tenant, not a biased landlord).

      gdturn

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        #4
        It's not a question of a "legal" point but one of common sense!
        The advice I give should not be construed as a definitive answer, and is without prejudice or liability. You are advised to consult a specialist solicitor or other person of equal legal standing.

        Comment


          #5
          Originally posted by Paul_f View Post
          It's not a question of a "legal" point but one of common sense!
          True, true. But some people are, err, commonsensually challenged.

          Comment


            #6
            My laptop got stolen out of my flat which was directly helped by the fact that old building rubbish was left outside my window (double glazed), the window handle didn't lock, the electronic gates to get to the rear of the property were broken and the PIR alarm sensor was taped over, all of which had had a written request to the LL to fix.

            However, I decided that whilst I wasn't on best terms with my LL that he didn't steal my laptop and he did make some good security upgrades to the property eventually.

            I did use it in leverage for him to release me from my contract early though.

            I doubt a case would have been successful against him even though I signed for the property on the privoso that the rubbish would be moved, and the gates were actually working when I moved in.

            Depends what route you fancy going down really.

            John

            Comment


              #7
              Originally posted by Paul_f View Post
              You didn't insure your goods! Why would it be the landlord's responsibility to make sure your personal belongings are secure?
              I know I know, I'm an idiot! No one understands this better than me.

              I'm not saying that the landlord should be responsable for my personal stupidity, I just feel that as I was burgled after repeated attemps to contact the landlord with suggestions to improve the security to the building so random people aren't walking in and robbing people at will. I am saying that is there any way I could bill the landlord in a way where he'd be covered? I mean is if the burglers were to have stolen all the white goods (which came with the property) this wouldn't be covered by my insurance as the property did not belong to me so he would of had to fork out for new white goods anyway right? Can I not claim from him that it was his fault my room was broken into in the first place? Both access doors are those thick blast firedoors and were secure when I begun my contract.

              Comment


                #8
                Originally posted by MunchyMunch View Post
                I know I know, I'm an idiot! No one understands this better than me.

                I'm not saying that the landlord should be responsable for my personal stupidity, I just feel that as I was burgled after repeated attemps to contact the landlord with suggestions to improve the security to the building so random people aren't walking in and robbing people at will. I am saying that is there any way I could bill the landlord in a way where he'd be covered? I mean is if the burglers were to have stolen all the white goods (which came with the property) this wouldn't be covered by my insurance as the property did not belong to me so he would of had to fork out for new white goods anyway right? Can I not claim from him that it was his fault my room was broken into in the first place? Both access doors are those thick blast firedoors and were secure when I begun my contract.

                Doubtful, I would say. Maybe at the time you should have had a word with environmental health, I'm told they can force LLs to improve security.
                If the other tenants had closed the doors properly, would there have been a problem?

                Comment


                  #9
                  Originally posted by Pelican eats pigeon View Post
                  Doubtful, I would say. Maybe at the time you should have had a word with environmental health, I'm told they can force LLs to improve security.
                  If the other tenants had closed the doors properly, would there have been a problem?
                  No. These outside door are heavy and solid. Perfect security I thought when I moved in. Other tennants did not shut these doors properly (and still don't) and the landlord still won't do anything. He hasn't even got in touch after my millionth voicemail about my initial burglery.

                  Comment


                    #10
                    Well - to my mind, the other tenants are more of a problem than the landlord, in that case. You could try putting notices or something on the doors - I mean, I'm sure they've got stuff that could get nicked as well. There's no harm in ringing up the council to see if they feel like doing anything about it, either.

                    Comment


                      #11
                      Your set up sounds like a HMO (house of multiple occupation) so the LL is bound by the HMO management regs which he seems to have breached. Lack of security is a fire-risk for a start.

                      Your first stop would be your local authority housing dept who will probably breathe quite heavility down his neck regarding security and lack of management, and if he knows its you then he may serve you notice to quit in retaliation.

                      If it is an assured shorthold tenancy, your contract has probably converted to a statutory periodic tenancy which is quite 'normal' and nothing to be worried about except that he can ask you to quit; he can give you at minimum of at least 2 months notice, and you can give him 1 month ending on a rent day.

                      Whatever happens, its unlikely the council can get you any compensation, but you could always ask their advice. I hope you contacted the police and got a crime reference number.
                      All posts in good faith, but do not rely on them

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