Who is responsible for managing repairs

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    Who is responsible for managing repairs

    I am renting a flat through a letting agent on a Assured Short term Tenancy.I reported a problem with hot water heater on 16.9.08. Having followed this up with the agent numerous times the agent is now telling me to deal direct with the landlord and his plumber. I suspect a difference of opinion as the landlord has now appointed a different plumber(the 3rd one to look at the problem). Now I have no hot water at all and am being passed between landlord and agent. Who should I do and who is responsible landlord or agent? All I want is a speedy solution and reliable hot water. What power legally can I pursue if I do not get satisfaction?

    Editor can we have a sticky on this one please!!!

    OK... Write to LL and agent giving 7 days notice to get the work done. In the meantime get 3 quotes for the work to be carried out (written). At the end of the 7 days send quotes to LL stating that you will be taking the cheapest quote and getting the work done yourself and taking the funds from your rent. Once the work is done pay tradesman and get written Invoice, Send copy to LL with whats left of rent (if any!)

    You could also get your local environmental health in but they usually take longer to act.
    GOVERNMENT HEALTH WARNING: I am a woman and am therefore prone to episodes of PMT... if you don't like what I have to say you can jolly well put it in your pipe and SMOKE IT!!

    Oh and on a serious note... I am NOT a Legal person and therefore anything I post could be complete and utter drivel... but its what I have learned in the University called Life!


      Thank you for your reply. A plumber has been at the flat again today and still no hot water. I wiil write to the agent as you suggest but I do not have any details for the landlord. All my dealings when the AST was set up were with the agent and I have never had any contact with landlord.


        Don't forget you can ask your landlord for some compensation as he is in breach of S.11 Landlord & Tenant Act 1985 - it's no excuse to say he can't get a decent plumber as it's not your problem. I would be looking for at least a month's rent because by now you could have perhaps moved into a hotel and sent him the bill! It's tough being a landlord.
        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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