Need help with leaking roof problem

Collapse
X
 
  • Filter
  • Time
  • Show
Clear All
new posts

    Need help with leaking roof problem

    Hi there, I'm new to this forum and I would very much like some help on a problem.

    As per the title of this topic says, the roof is leaking and has been for some time

    We informed our landlord that the roof was leaking and he said that he was waiting for the summer so that the roof could be relaid completely when its not raining. We obviously accepted this as we have no knowledge of roofing and he runs his own construction firm.

    The problem got worse and worse until I left for the summer, we are students, 10 month contract with retainer fee, I came back 2 weeks ago to find that my room had been redecorated! Yay! The landing hadn't been redecorated, but then I don't sleep there so no worries to me.

    We were then informed that the roof had not been replaced during the summer.

    Today it rained hard and I heard water leaking through the roof again. A wet patch has now appeared in my lovely new painted room! And I'm paying more because it was redecorated!

    I wasn't happy so I rang my letting agent who told me that it wasn't "their side of things" and to contact the landlord. Surely if my cheques are being cashed by you then my contract is with them?

    I told them that I had been contacting him and nothing seemed to have been done about it. They tell me that my landlord is on the way to inspect it.

    He turns up, looks at the patch and says that the roof will be fixed within the next 2 weeks but he can't guarantee it.

    What exactly can I do about this situation?

    He said he'd do it over the summer so that it wouldn't affect us.
    My rent has increased due to my room being decorated and I'm still plagued with a leaking roof that looks ugly!

    Any advice would be nice

    #2
    Your contract is actually with the landlord and he is ultimately responsible. The first thing I would suggest is logging your interactions with him and the agent (keeping itemised phone records, emails etc.) in case mysteriously later on the damp patch somehow becomes 'your fault' and an issue arises over the return of your deposit.

    I would persist in chasing the agent and threaten to call Environmental Health at your local council to look at it if they are unresponsive. Unfortunately I can tell you now that with a landlord who drags his heels this will be a bind, and your first priority will be to cover your own backside!

    Comment


      #3
      Don't worry I have pictures of it since I have moved in, we had pictures of the leak last year but my house mate wiped them which basically leaves us open to anything they claim on the first year inventory.

      Also, another question while I'm here, I recently locked my self out of my room, there was once a key for my room but my landlord did not supply me with a key and he admitted to me that he never received a key from the last owner. He had to kick the door down to let me in my room, I now also have a new door with a bolt lock.

      Am I liable to replace the door? Or should he have supplied me with a key for it?

      Comment


        #4
        Originally posted by lukeyc View Post
        Don't worry I have pictures of it since I have moved in, we had pictures of the leak last year but my house mate wiped them which basically leaves us open to anything they claim on the first year inventory.

        Also, another question while I'm here, I recently locked my self out of my room, there was once a key for my room but my landlord did not supply me with a key and he admitted to me that he never received a key from the last owner. He had to kick the door down to let me in my room, I now also have a new door with a bolt lock.

        Am I liable to replace the door? Or should he have supplied me with a key for it?
        If there is a lock on the door it is a reasonable assumption that the LL should provide the key for it or at least warn you that the key has been lost so you can replace the lock/key. Does the tenancy agreement mention locks and keys at all?

        There is a bit of an issue with locks on bedroom doors, however. Is yours a joint tenancy, or do you all have individual ASTs? If the former, strictly speaking you should not really have locks as you are supposed to be living together as a 'family' would. This is how you can get away with just one TV licence, for instance. However I appreciate that in the real world they improve security and privacy and I know many students do want them. They should not however be the sort of lock which requires a key to open it from the inside - it needs to have a thumb-turn lock ( you don't want to be groping about for the key as the room fills with smoke)
        'Pause you who read this, and think for a moment of the long chain of iron or gold, of thorns or flowers, that would never have bound you, but for the formation fo the first link on one memorable day'. Charles Dickens, Great Expectations

        Comment


          #5
          It is a joint tenancy, we all signed the contract together. The agreement does mention locks and keys, and that I am not allowed to replace or install a lock unless I lose the key and if I do lose the key I have to get 2 extra keys cut and hand them over. It also was a thumb turn lock

          Comment


            #6
            Originally posted by lukeyc View Post
            It is a joint tenancy, we all signed the contract together. The agreement does mention locks and keys, and that I am not allowed to replace or install a lock unless I lose the key and if I do lose the key I have to get 2 extra keys cut and hand them over. It also was a thumb turn lock
            Given that the LL himself kicked the door in, I struggle to see how he can charge you for its repair and the replacement of keys. Ask him to have it repaired and a new lock fitted. This will come with 2 keys.

            If he refuses, and it's an expensive job (how much damage was done to the door?), come back and we will advise how to get it done yourself and deduct from your rent. There is a protocol to be followed for this!
            'Pause you who read this, and think for a moment of the long chain of iron or gold, of thorns or flowers, that would never have bound you, but for the formation fo the first link on one memorable day'. Charles Dickens, Great Expectations

            Comment


              #7
              The door has already been replaced and with a bolt lock, so no keys and no possible lock out! I just don't want to lose a section of my deposit!

              Comment


                #8
                Originally posted by lukeyc View Post
                The door has already been replaced and with a bolt lock, so no keys and no possible lock out! I just don't want to lose a section of my deposit!
                I see. (Why didn't you say that to start with?!)

                LL would need to prove you damaged the door in order to persuade the deposit protection scheme you were liable. He will not be able to do that, will he?

                I take it your deposit is protected?
                'Pause you who read this, and think for a moment of the long chain of iron or gold, of thorns or flowers, that would never have bound you, but for the formation fo the first link on one memorable day'. Charles Dickens, Great Expectations

                Comment


                  #9
                  Originally posted by lukeyc View Post
                  I now also have a new door with a bolt lock.
                  I did say it :P

                  How do I find out if my deposit is protected or not? I have a document that was given to me by my letting agency with that sort of information on it, but I guess you could call it unofficial. Apparently I'm with The Dispute Service :S

                  Comment


                    #10
                    Originally posted by lukeyc View Post
                    How do I find out if my deposit is protected or not? I have a document that was given to me by my letting agency with that sort of information on it, but I guess you could call it unofficial. Apparently I'm with The Dispute Service :S
                    If the information given to you by the letting agent describes the procedure for return of the deposit, what deductions may be claimed from the deposit, what happens in the event of a dispute, the address of The Dispute Service - that sort of thing - then you have been given the official prescribed information. Is The Dispute Service also mentioned within the actual tenancy contract?

                    A very easy way to check is to contact the TDS.
                    http://www.thedisputeservice.co.uk/

                    Comment


                      #11
                      Originally posted by visum View Post
                      Your contract is actually with the landlord and he is ultimately responsible.
                      No. Although T's rights are against L, and enforceably so, L may be only a long-leaseholder of a flat; in that case, L has onward rights against F.
                      JEFFREY SHAW, solicitor [and Topic Expert], Nether Edge Law*
                      1. Public advice is believed accurate, but I accept no legal responsibility except to direct-paying private clients.
                      2. Telephone advice: see http://www.landlordzone.co.uk/forums/showthread.php?t=34638.
                      3. For paid advice about conveyancing/leaseholds/L&T, contact me* and become a private client.
                      4. *- Contact info: click on my name (blue-highlight link).

                      Comment

                      Latest Activity

                      Collapse

                      • Reply to Renewing a tenancy - should I also renew the inventory/condition report?
                        by CStevens
                        Yes it is possible to do that and i would suggest in this case you have to do it. Having said that, if you grant them a further 2 years the place is not going to get any better so why dont you suggest to the tenant that you are happy to grant a further 2 years on the proviso that they first do 'x,y,z'...
                        27-05-2022, 06:24 AM
                      • Renewing a tenancy - should I also renew the inventory/condition report?
                        by bagus
                        After landlording for many years, this is the first time I've been in this situation. Most of my tenants are now on SPTs, which seems to work well for both parties.

                        However, a family living in one of my houses asked initially for a 2 year contract, because they were looking to adopt a second...
                        25-05-2022, 17:18 PM
                      • Reply to Tenancy Agreement Help
                        by jpkeates
                        Hopefully, the guarantor agreement is a deed (and not part of the AST).

                        At witness can be anyone, but a connected witness is less than ideal, particularly for something being signed remotely.
                        The idea is for it to be as difficult as possible for someone to forge the “guarantor”s...
                        27-05-2022, 06:21 AM
                      • Tenancy Agreement Help
                        by Harrison38784
                        Hi all,

                        I am a new landlord and looking for some help with the AST.

                        I have created a tenancy agreement which is now ready for signing.

                        The tenancy agreement is due to start on the 1st July.

                        Can the tenancy agreement be signed before the move in...
                        26-05-2022, 18:02 PM
                      • Reply to Special clauses
                        by CStevens
                        i am not sure why you would insert a break clause on those terms as that is exactly what you will be able to do if you grant a 6 month AST anyway so why not just do that?

                        You don't have to provide a shower or maintain one but you do have to provide sanitation facilities so if there is a...
                        27-05-2022, 06:21 AM
                      • Special clauses
                        by Harrison38784
                        Hi All,

                        I want to add the following break clause into my AST, but I’m wondering if I do so, do I also need to give my tenant also a break clause?

                        ‘The Landlord may terminate this agreement by giving the Tenant not less than 2 months' written notice expiring [on or at any...
                        26-05-2022, 18:16 PM
                      • Reply to Ending contract with letting agent
                        by jpkeates
                        The deposit is the tenant’s money, and what the agent has to, or can do, with it depends on what they agreed with the tenant and / or you.
                        I don’t see how you can compel them to transfer the deposit to you unless they’ve previously agreed to do that.
                        27-05-2022, 06:16 AM
                      • Ending contract with letting agent
                        by Shorif908
                        Hi All,

                        Long story short, my agent of the last 18 months we have decided to depart ways.

                        I have most documents the only thing I don't have is documents related to the DPS.

                        I dont have the certificate so I dont know the deposit ID. The estate agent claims that...
                        27-05-2022, 05:50 AM
                      • Reply to Tenancy Agreement Help
                        by CStevens
                        Hi,

                        In answer to each question:

                        1. There is no reason why you cannot have the AST signed before. You would normally date it the date upon which the tenant takes up occupation but that's not necessary. You could date it once everyone has signed if they are happy;
                        ...
                        27-05-2022, 06:14 AM
                      • Reply to Agreement for friends to live in my house
                        by CStevens
                        You might as well grant them an Assured Shorthold Tenancy ('AST')because, unless you charge them less than £100 a year, it's going to be deemed to be an AST in any case. Perhaps grant it for 2 years then it can be a rolling periodic for the 3rd year if needed. Friend or not though you are going to...
                        27-05-2022, 06:06 AM
                      Working...
                      X