I live in a shared house with 2 others. Our landlady is in the US, so the house is managed by a (really terrible) letting agency. We've had no shower for 2 months, and it hasn't worked properly for 2 years. We have a hole in the kitchen floor, and they are refusing to do other essential repairs. Is there any time limit on how soon they have to get essentials like a shower or washing machine fixed in a furnished house?? Please help, I'm getting to the end of my tether, don't want to move out but I really need some leverage against these unprofessional b******ds!!
2006-09-21 06:24:27 · 11 answers · asked by JentaMenta 3 in Politics & Government ➔ Law & Ethics
Ooh, all good answers so far, many thanks everyone, please send any further ideas!!
2006-09-21 06:34:55 · update #1
After having experienced similar things, I would recommend that you do the following (bear in mind that I am not a lawyer).
Write a detailed letter to the letting agency with exactly what the issues are and what has/has not been done to date about them. Send the letter via registered post to the letting agency so that you are sure that they have received it and cannot say they did not. If you have the address of the owner, I would send them a copy as well. Then wait for a reasonable amount of time (a reasonable amount of time is subjective, but personally I would consider 2 weeks a "reasonable" amount of time). If no action has been taken, then I would cease the rent payments and put those towards getting the repairs done. Get a couple of quotes so that you are showing that you are reasonable and paying a fair price. The landlord will have an extremely difficult time evicting you as this process could take 6 months or more anyway. The worst that could happen is that once the rental period has finished, she would not renew the lease.
Hope this helps.
Cheers!
2006-09-21 06:31:52 · answer #1 · answered by wyatt_bellis 3 · 0⤊ 1⤋
Where the landlord refuses to carry out repairs, you are legally entitled to withhold your rent until the repairs are made. You must, however, keep the rent as you will have to pay any backdated money when the repairs are done. If you go down this road, be prepared for a bumpy ride, the landlord/agency might get nasty. The general advice to open a bank account and deposit withheld rent there and then you can prove that you are able to pay the rent if they threaten court action or eviction. Make sure you keep a copy of everything you send to the agency or landlord as you will be able to use this as evidence if the worst did happen (court action). The courts are on the side of the tenant in cases like this, but only if you can prove you have set the rent aside every month/week etc. CAB will be able to give you further advice on this. You should read the information on england.shelter.org.uk or scotland.shelter.org.uk as the legislation varies between Scotland and England. Good luck!
2006-09-21 06:42:10 · answer #2 · answered by Wendy M 3 · 0⤊ 0⤋
Did you pay a deposit for the flat? Usually this is around one months rent. I would write to the letting agency while looking around for another flat, and tell them that you are withholding rent until the essential repairs are completed AND that you are informing your local authority/council/borough that this flat (as shared occupancy) is failing in basic standards. This will get you nowhere, but it will let you lose your deposit gracefully by using it to pay the rent on the second month you stay there. In other words you dont pay the rent for as long as it takes to get another flat. They will threaten you with court action, but it is within your right to withhold rent when essential repairs are not being carrried out. This will delay court action. The money you would have paid in rent is back in your pocket, so look upon it as your deposit being returned. And get a better flat. Its a crap situation you cannot make better, but at least you wont lose money.
2006-09-22 05:27:23 · answer #3 · answered by Allasse 5 · 0⤊ 0⤋
What do the Council say? They are the only ones who can help you. If you can get the place condemned: is there a CORGI certificate? An electric certificate? Are you in a multiple dwelling and is the landlord licensed under the new law?
Get the rat inspectors over. Make some noise. Write to the Independent and the Guardian.
2006-09-21 06:31:18 · answer #4 · answered by Anonymous · 2⤊ 0⤋
Yep, I agree totally, environmental health!
Some letting agencies are really good but some may suggest that you did the damage! Be very careful.
Before you go to environmental health, write a letter to the letting agency and you keep the original copy and send the letting agency a copy (make sure it's legible!).
You can then show the envronmental health what steps you have taken.
2006-09-21 06:31:23 · answer #5 · answered by Lorraine R 5 · 0⤊ 0⤋
If essential repairs are not being done, put your requests in writing giving them two weeks to do them. Then tell them you will use the rent to get the repairs done yourselves after that time.
2006-09-23 21:05:09 · answer #6 · answered by Amanda K 7 · 0⤊ 0⤋
see a solicitor landlord has duty of care and maintenace you can also sue theletting agency and the law would protect your rights.If it is in Scotland it would cost little and may even be free with legal aid .In England go see some one at your local law centre they are in the phone book .
2006-09-21 09:19:59 · answer #7 · answered by joseph m 4 · 0⤊ 0⤋
you can withold your rent for certain reasons and get repair people in yourself and make your landlord pay. go to citizens advice and ask them. the laws were made much stricter after the Rackman case i think. you have very strong rights so get them working for you.
2006-09-21 08:38:49 · answer #8 · answered by minerva 7 · 0⤊ 0⤋
Go to your local authorities information offices, there you can get booklets explaining your rights, you do have rights, also the citizens advice centres will be able to help you.
2006-09-21 06:40:36 · answer #9 · answered by Dolly Blue 6 · 0⤊ 0⤋
Try these links for everything -
http://globalresearch.ca/
http://thetruthseeker.co.uk
2006-09-21 06:33:14 · answer #10 · answered by Tommy D. 5 · 0⤊ 0⤋