2 Weeks without heating or hot water

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    2 Weeks without heating or hot water

    Hi all, this is my first post, I'm glad i came across this forum!

    as you can see form the title I've lived in my property soon to be 2 weeks and i have NO hot water & heating.

    Heres a break down in the happenings, sorry for the length of it.

    Moved in 20th Feb 2013.
    I got here, with moving everything in late (Work 6 days a week) by the time I moved everything in etc I tried the heating and water and nothing I presumed it wasn’t on as ive just moved in (First time ive ever moved to a property), anyway it wasn’t working I rang up the very next day, I get told that the LA (Lettings agency) has nothing to do with them and any maintenance issues was a separate number, which is an answerphone, you leave a message then when whoever gets the voice message sorts out your problem.

    21st Feb I received a text message saying my issue has been passed on and ill be contacted soon to arrange a date.

    22,23,24,25th passes STILL no reply.

    After emailing and ringing the LA I get told AGAIN nothing to do with them.

    26th I receive a phone call saying on the 23rd and 24th plumbers came to the property and noted the problems and ordered bits. (I was at work and had no idea – I did say they could come in, however I wasn’t told when)

    27th Plumber came in, stressed annoyed etc as it was 17:20pm and he was “finishing” soon, he was screaming and shouting and banging, after about an hour of this I realise his literally ripped my kitchen apart in order to get to the boiler (he tells me the joiners will come and fit it back together and not to worry). “All done” I got told - FINALLY I thought I can have a shower, I get in, its warm enough then I hear such a LOUD humming noise, like a plane taking off, surprise surprise the boiler is still broken. (he installed a diverter I believe)

    28th I call up first thing, explain the problem AGAIN to the LA and get told to ring the maintenance hotline, later at work I receive a phone call from the LEADER of the team, told that someone will be at my prop on the day to get it fully fixed. I thought great, finally, its only taken 8 days but better late than never. Before leaving work I get a call again, expecting good news, I get told that its AGAIN unfixable and it sounds like the pump, new parts need to be ordered and ill get a date for the plumber to come out.

    1st March
    I rang up leaving another answerphone message again being left in the dark as i received nothing all day, so after finishing work I get back home and the plumber (same as before) arrives, again all annoyed stressed etc (with it being time for him to finish) he again bangs about smashing, swearing etc.. after about 5 mins, he shouts me through, tells me that the circuit board has blew, and then goes on saying “its half 5 now, nowhere will be open itl have to be tomorrow)again with him coming late im always getting told “itl be tomorrow”, I was surprised to hear he was working on the 2nd of march (Saturday), he confirms he will be round in the morning

    2nd March
    I finish work, come back and surprise surprise no one has been.

    3rd March (today)
    With it being Sunday today (as im typing this) no one will be coming.

    Come Wednesday the 13th of March it will have been 2 weeks, and i feel im getting tossed to side, and left in the dark, the LA says its nothing to do with them, my tenancy agreement states everything should be up and running when I move in, I havnt been given a landlord number only a name, and her address is at the LA itself. Ive tried telling people at the LA to get my Landlord to call ME, when I do this, things actually seem to run faster (meaning I get a response faster and plumbers actually come out faster).

    I would like to know what my rights are here, or any info someone can give me.

    My shower is a COMBI shower, meaning I need hot water so I cant bathe, I cant wash clothes as its too cold outside to dry and I don’t have any heat to dry them inside.

    What ive sat with for over a week.



    Thanks in advance.

    James

    #2
    James, do you have the landlords name and address?

    From what you have heard from the tradesmen, do you think you could have had this sorted by now if you were organising/paying for it yourself? (not suggesting you do!)

    To clarify the agent situation, it is possible the landlord employed them to find you but not to actually manage the tenancy - this is a common arrangement. The clue would be where you are meant to pay your rent to.

    Comment


      #3
      Thank you for your reply!

      I believe if i got someone myself it would have been fixed a few days after. The plumber obviously cant be bothered by the time he arrives at my property and does anything to get away.

      As for the landlords address no, only thing i have is her name, the address that i got given that is said to be hers or linked to her is my lettings agency address.

      So my landlord and lettings agency is the same.

      As for rent, i pay it via standing order to the lettings agency not the landlord personally.

      thanks

      Comment


        #4
        Ask the agency (in writing) for the landlord's name & address, referring to Landlord & Tenant Act 1985 Section 1 - see..

        http://www.landlordzone.co.uk/landlord's_address.htm
        &
        http://www.legislation.gov.uk/ukpga/1985/70/section/1
        (21 days to reply: Criminal offence if they don't supply correct, real details...) I do not believe your landlord resides at agency office address.

        Write (yes WRITE - keep copy) a calm polite letter to the landlord (c/o agency) and agent listing what has happened and requesting their plan to fix the problems

        See here for some hints...
        http://england.shelter.org.uk/get_ad...n_private_lets

        Best regards
        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...

        Comment


          #5
          Originally posted by theartfullodger View Post
          Ask the agency (in writing) for the landlord's name & address, referring to Landlord & Tenant Act 1985 Section 1 - see..

          http://www.landlordzone.co.uk/landlord's_address.htm
          &
          http://www.legislation.gov.uk/ukpga/1985/70/section/1
          (21 days to reply: Criminal offence if they don't supply correct, real details...) I do not believe your landlord resides at agency office address.

          Write (yes WRITE - keep copy) a calm polite letter to the landlord (c/o agency) and agent listing what has happened and requesting their plan to fix the problems

          See here for some hints...
          http://england.shelter.org.uk/get_ad...n_private_lets

          Best regards
          Thanks for this!

          I understand its illegal for them not to supply me with the landlords name/address etc.

          Only problem being with them taking days to simply respond to a call or email, sending them a letter of any kind etc, id probs be better of trying to fix the boiler myself, as im sure they would take the longest time possible to give me the info.

          Also, am i in my rights and legal obligations to get my own plumber out once it gets fixed send the bill or tell the plumber to bill my LL or LA ?

          Comment


            #6
            Yes, but you need to start the process of asking which is why write a letter, keep copy...

            Fixing things yourself is possible BUT only if you stick EXACTLY to the process described within one of my links..
            see..
            http://england.shelter.org.uk/get_ad..._doing_repairs
            - but if you get it wrong it will cost you serious ££££..

            The 1st step is... write (so you can prove you asked..) asking LL to fix things...

            Your contract is between you & Landlord: The agent is just that, and landlord's agent at that (yes I know they signed it etc..).

            If you want more confirmation of this call Shelter **free** helpline 0808 800 4444

            Best regards
            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...

            Comment


              #7
              Originally posted by theartfullodger View Post
              Yes, but you need to start the process of asking which is why write a letter, keep copy...

              Fixing things yourself is possible BUT only if you stick EXACTLY to the process described within one of my links..
              see..
              http://england.shelter.org.uk/get_ad..._doing_repairs
              - but if you get it wrong it will cost you serious ££££..

              The 1st step is... write (so you can prove you asked..) asking LL to fix things...

              Your contract is between you & Landlord: The agent is just that, and landlord's agent at that (yes I know they signed it etc..).

              If you want more confirmation of this call Shelter **free** helpline 0808 800 4444

              Best regards

              will do thank you!

              Comment


                #8
                Originally posted by JamesWoolford View Post
                I havnt been given a landlord number only a name, and her address is at the LA itself. Ive tried telling people at the LA to get my Landlord to call ME, when I do this, things actually seem to run faster
                Have you asked the agent for the LL's phone number?

                Have you asked the agent whether they are instructed to manage the property (i.e. organize repairs)?

                If it's the agent who is managing the property, then do not accept being fobbed off with a so-called hotline number. Demand that they organize the repair, on the spot. Say you will stay on the line whilst they organize the plumber appointment.

                If it's the landlord who is managing the property, then demand the LL's number from the agent. Do not accept a refusal.

                Be persistent. Be demanding. Be a nuisance. Don't accept refusals or fobbings off.

                Originally posted by JamesWoolford View Post
                am i in my rights and legal obligations to get my own plumber out
                Basically yes, but it's not quite that simple. It involves following a strict and lengthy procedure of letter writing, and obtaining quotes and sending them to the LL, then, afterwards you'd be entitled to deduct the cost of repair from the rent.

                You can't tell the plumber to bill the LL or agent, however.

                You can find the procedure to follow in this link.

                But I think it'd be a lot quicker to follow my advice to be persistent etc.

                Comment


                  #9
                  Or, spend £3 with land registry

                  http://www.landregistry.gov.uk/public

                  - and see who is named (with address..) as owner of your home...

                  If not the name on the tenancy post back - there could be valid reasons

                  - if address given is yoru place, £3 wasted .. but why owner not sorted their records....
                  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...

                  Comment

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