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Advice on private renting please

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hi guys, basically, i moved into my house a year ago with my partner and 2 young children, aged 6 and 1. as soon as we moved in we experienced problems with our heating system, although we always have… Read More
AATS Avatar
6y, 3m agoPosted 6 years, 3 months ago
hi guys, basically, i moved into my house a year ago with my partner and 2 young children, aged 6 and 1. as soon as we moved in we experienced problems with our heating system, although we always have hot water we never seem to have heating. landlord sent someone down, who bled the radiators, heating seemed to work after that, then we had a spell of nice weather so i didnt use my heating. comes winter again, heating wouldnt work (well, 2 out of 8 radiators did) once again, landlord sent someone down who had a fiddle about and left. since then we have had heating, but the radiators have never got HOT, they always just seem to be closer to WARM than HOT. any way (i will get to the point) 2 weeks ago my heating went totally, not a single radiator in my house worked. i informed my landlord immediatley. it has now been 2 weeks and still landlord has not sorted it.everytime i ring up i get excuses like, we dont have the staff, we have other jobs on, bla bla bla. because of this, i have not paid my rent yet, im not refusing to pay my rent, i just dont feel i should pay it until i have heating. i am currently running 1 electric heater for about 3 hours a day, and it costing an absolute fortune on my metre. am i in the right to be not paying my rent, or does that make me as bad as him for not fixing my heating, i have always paid my rent in the past on time. should i be entitled to some sort of rent discount for this month because of the inconvienience caused? would be greatful if someone could help with a bit of advice, my children are wearing about 3 layers of clothes for bed and we are trying to spend all day at other peoples houses cos mine is too cold!! thanks for reading my big essay guys!! :)
AATS Avatar
6y, 3m agoPosted 6 years, 3 months ago
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banned 1 Like #1
First of all, use paragraphs. :)

Secondly, I'm a landlord and this problem would have been sorted within 24 hours if it was my property.
It would help to know what contractual agreement you are in and with whom? Is it a private letting or is it though an agent?

Let's take this a step at a time.
#2
You should go and speak to somebody at your local councils private renting department. They will phone your landlord and tell them that it isn't acceptable.
#3
i private rent and whatever problems you may have i think you should still pay your rent.i know your landlord should sort this problem out asap but not paying your rent could put your home at risk,which will result in a bigger issue for you.
whenever i had problems,i would still pay my rent and then my landlord would sort out any money etc they owed me.why dont you ask if they are also prepared to pay the electric money for the using heaters.maybe speak to citezens advice about what you should do.i hope you manage to sort this out soon x
banned#4
tafflass
i private rent and whatever problems you may have i think you should still pay your rent.i know your landlord should sort this problem out asap but not paying your rent could put your home at risk,which will result in a bigger issue for you.
whenever i had problems,i would still pay my rent and then my landlord would sort out any money etc they owed me.why dont you ask if they are also prepared to pay the electric money for the using heaters.maybe speak to citezens advice about what you should do.i hope you manage to sort this out soon x


This all comes down to the original contract. You need to know what insurance they have in terms of you staying in their property (if it is privately owned) and you can go to the insurers direct under T&Cs.

I need to know that information from you to advise properly.


Edited By: JonnyTwoToes on Mar 17, 2011 20:32
#5
JonnyTwoToes
First of all, use paragraphs. :)

Secondly, I'm a landlord and this problem would have been sorted within 24 hours if it was my property.
It would help to know what contractual agreement you are in and with whom? Is it a private letting or is it though an agent?

Let's take this a step at a time.

im on a shortassured tenancy, i dont want to to go down the route of environmental health as i really dont want to fall out with my landlord. i pay my rent to a company, who sorts things out for my landlord. the company told me that because of the expense of this job, they needed to speak to the actual landlord who is currently abroad keeping warm!!! grrrrrrrr its soooooo annoying!!!
#6
If it's any consolation summer will be here soon..!!!

Also they may decide to give you some electric radiators, Your responsibility to pay for electric unless otherwise stated in you contract.

Edited By: shauneco on Mar 17, 2011 20:38
#7
say its unexeptable with this being so bad,tell them what inconveince its caused and say you should be able to get at least 10% rent discount for the month,say its been long enough and if its not sorted within a week you will be moving at the end of the month
#8
i forgot to mention, they have promised me full new radiators as mine are pretty old, but they said they dont know weather or not they r replacing all the piping or just looking for a "kink" in a pipe somewhere which is what they think is causing this problem. but they are not giving me a date for the work to be started, they just keep saying they will ring me tomorrow, tomorrow comes, i get another excuse, been going on for 2 weeks
#9
shauneco
If it's any consolation summer will be here soon..!!!

nope..............no consolation what so ever :(
#10
JACKIT99
say its unexeptable with this being so bad,tell them what inconveince its caused and say you should be able to get at least 10% rent discount for the month,say its been long enough and if its not sorted within a week you will be moving at the end of the month

i really dont want to move out, although it is a private rented house, i have spent a massive fortune getting it how i want it. i could of put my own brand new central heating system in 10 times over but, its not my place to do that. i have already added a bot of value to his house, i cant just walk away now
#11
Might be worthwhile checking who actually owns your house. It is not unheard of for the 'company' who is taking the money to actually also be the Landlord. They just hide behind the story that the Landlord is away. This is happened to my son; the owner was a director of the letting company.

Land Registry - the title register will cost you £4.

Alan
#12
Could you suggest to your landlord that you'll have a new heating system fitted if he gives you a 20% discount on your rent for the next 6 years.
#13
shauneco
Could you suggest to your landlord that you'll have a new heating system fitted if he gives you a 20% discount on your rent for the next 6 years.


oh noooooooooo im leaving this problem to them. i have fixed sooooo much which should of been their responsibility in the past, i am not letting them get away with this one. they ahve said that they have already purchased new radiators, but, it think that is a total lie, because no one has even been to measure my radiators or see how many i need, they r just using stalling tactics to make me happy!
1 Like #14
i would ring every half an hour and constantly bug them. If the property was advertised as having central heating then WORKING central heating must be available at all times. Ring the management agency tomorrow and tell them that they are in breach of their contract for not providing it. Explain that you don't want to cause a battle but whilst the heating is not functioning properly then the house is inadequate for your small children. My son has asthma and any dramatic change in temperature could set off an attack! Give them a deadline to get it fixed by and threaten to report the landlord and the agency to trading standards. Even if the landlord is on holiday the agency have a duty of care towards you and your family. They should be able to arrange for an engineer to visit you and then get the landlord to pay the fee upon his return. Hopefully that'll get things moving for you. Good luck and let us know how you get on.
banned#15
OK, so you go through an agent?
I do to in terms of renting my property out. Both ways, they 'should' be covered by some kind of home care insurance.

This means that if you don't pay, your landlord is covered, and if there is any problem with that property not outside of terms, you are covered.
The problem is, I don't know one agent who is honest enough to live within these rules.

I have been in constant communication with my tenant (although I shouldn't be) simply because my agent was taking the ****.
You are in your rights to not pay the rent on this occasion as I am sure you did an inventory? You would have signed for central heating. If that is not being covered in ANY calender month then the agent is breaking contract with you. Your issue is not with the landlord at this stage so do NOT take any crap from the agent in terms of where he is or what he is doing. You have a direct contract with the agent, nothing more. The agent then has a contract with the landlord.

I have been bad mouthed by numerous agents who play the same trick to my tenants.
Stand firm, point out your their original contract obligations and stay calm.

If nothing happens in a week, threaten the The Property Ombudsman (TPO).
They have no obligation to do anything up to 8 weeks but a threat of a TPO often does the trick.

Hope that helps.


Edited By: JonnyTwoToes on Mar 17, 2011 21:17
#16
JonnyTwoToes
OK, so you go through an agent?
I do to in terms of renting my property out. Both ways, they 'should' be covered by some kind of home care insurance.

This means that if you don't pay, your landlord is covered, and if there is any problem with that property not outside of terms, you are covered.
The problem is, I don't know one agent who is honest enough to live within these rules.

I have been in constant communication with my tenant (although I shouldn't be) simply because my agent was taking the ****.
You are in your rights to not pay the rent on this occasion as I am sure you did an inventory? You would have signed for central heating. If that is not being covered in ANY calender month then the agent is breaking contract with you. Your issue is not with the landlord at this stage so do NOT take any crap from the agent in terms of where he is or what he is doing. You have a direct contract with the agent, nothing more. The agent then has a contract with the landlord.

I have been bad mouthed by numerous agents who play the same trick to my tenants.
Stand firm, point out your their original contract obligations and stay calm.

If nothing happens in a week, threaten the The Property Ombudsman (TPO).
They have no obligation to do anything up to 8 weeks but a threat of a TPO often does the trick.

Hope that helps.


wow, thanks, that makes sense............but i was told by someone that if i dont pay my rent, then i am also breaking my contract, which makes me as bad as him, and, it gives him an excuse to say "well, i havent done the heating because she hasnt paid her rent" right then, ill give them a ring in morning, tell them i want someone here by monday to get started, if not, ill be seeking legal advice.
what also makes me laugh though, is they say the cant do anything at weekends, and they have no gas men available, but, **** me......i was woke up by a loud knock on my door last saturday to a gas man who was sent by the landlord to do a routine gas check :-S so, that just proves they do work weekends, and they do have gas men!!!
banned#17
AATS
JonnyTwoToes
OK, so you go through an agent?
I do to in terms of renting my property out. Both ways, they 'should' be covered by some kind of home care insurance.

This means that if you don't pay, your landlord is covered, and if there is any problem with that property not outside of terms, you are covered.
The problem is, I don't know one agent who is honest enough to live within these rules.

I have been in constant communication with my tenant (although I shouldn't be) simply because my agent was taking the ****.
You are in your rights to not pay the rent on this occasion as I am sure you did an inventory? You would have signed for central heating. If that is not being covered in ANY calender month then the agent is breaking contract with you. Your issue is not with the landlord at this stage so do NOT take any crap from the agent in terms of where he is or what he is doing. You have a direct contract with the agent, nothing more. The agent then has a contract with the landlord.

I have been bad mouthed by numerous agents who play the same trick to my tenants.
Stand firm, point out your their original contract obligations and stay calm.

If nothing happens in a week, threaten the The Property Ombudsman (TPO).
They have no obligation to do anything up to 8 weeks but a threat of a TPO often does the trick.

Hope that helps.



wow, thanks, that makes sense............but i was told by someone that if i dont pay my rent, then i am also breaking my contract, which makes me as bad as him, and, it gives him an excuse to say "well, i havent done the heating because she hasnt paid her rent" right then, ill give them a ring in morning, tell them i want someone here by monday to get started, if not, ill be seeking legal advice.
what also makes me laugh though, is they say the cant do anything at weekends, and they have no gas men available, but, **** me......i was woke up by a loud knock on my door last saturday to a gas man who was sent by the landlord to do a routine gas check :-S so, that just proves they do work weekends, and they do have gas men!!!


It's all about keeping a level head.
EVERYTHING MUST BE IN WRITING. Advise the agent that you will not be paying any further rent, which you acknowledge is in breach of contract, until the central heating is sorted, as they broke terms of contract first.

Never get emotionally involved in these situations - although it's hard not to I know.
You are also due compensation for this which you should also put in writing. My tenant got a whole leg of lamb, and a fridge full of food because my agent forgot to include the fridge on the inventory (that had a leak).

The background you will NEVER hear and that will make your blood boil is that my agent contacted me and acknowledged their mistake. They asked if I would go halves 'to help these scum bags' out.

I kindly refused, advised them the call had been recorded as it was a business line (that our recorded message advises) and that I would be breaking contract with them iimmediately and that they owed my tenants a fridge - and a good one at that. It was sorted within 24 hours.

I would suggest the actual landlord knows not as much as your agent is suggesting. Landlords, in my opinion, are quite cool with things. Agents try and get a quick buck! With a landlord abroad, the agent can really take the micheal.

Happy to help you out on this as much as you want - PM me if you want more info that you feel you don't want to share in public.
#18
JonnyTwoToes
AATS
JonnyTwoToes
OK, so you go through an agent?
I do to in terms of renting my property out. Both ways, they 'should' be covered by some kind of home care insurance.

This means that if you don't pay, your landlord is covered, and if there is any problem with that property not outside of terms, you are covered.
The problem is, I don't know one agent who is honest enough to live within these rules.

I have been in constant communication with my tenant (although I shouldn't be) simply because my agent was taking the ****.
You are in your rights to not pay the rent on this occasion as I am sure you did an inventory? You would have signed for central heating. If that is not being covered in ANY calender month then the agent is breaking contract with you. Your issue is not with the landlord at this stage so do NOT take any crap from the agent in terms of where he is or what he is doing. You have a direct contract with the agent, nothing more. The agent then has a contract with the landlord.

I have been bad mouthed by numerous agents who play the same trick to my tenants.
Stand firm, point out your their original contract obligations and stay calm.

If nothing happens in a week, threaten the The Property Ombudsman (TPO).
They have no obligation to do anything up to 8 weeks but a threat of a TPO often does the trick.

Hope that helps.


wow, thanks, that makes sense............but i was told by someone that if i dont pay my rent, then i am also breaking my contract, which makes me as bad as him, and, it gives him an excuse to say "well, i havent done the heating because she hasnt paid her rent" right then, ill give them a ring in morning, tell them i want someone here by monday to get started, if not, ill be seeking legal advice.
what also makes me laugh though, is they say the cant do anything at weekends, and they have no gas men available, but, **** me......i was woke up by a loud knock on my door last saturday to a gas man who was sent by the landlord to do a routine gas check :-S so, that just proves they do work weekends, and they do have gas men!!!

It's all about keeping a level head.
EVERYTHING MUST BE IN WRITING. Advise the agent that you will not be paying any further rent, which you acknowledge is in breach of contract, until the central heating is sorted, as they broke terms of contract first.

Never get emotionally involved in these situations - although it's hard not to I know.
You are also due compensation for this which you should also put in writing. My tenant got a whole leg of lamb, and a fridge full of food because my agent forgot to include the fridge on the inventory (that had a leak).

The background you will NEVER hear and that will make your blood boil is that my agent contacted me and acknowledged their mistake. They asked if I would go halves 'to help these scum bags' out.

I kindly refused, advised them the call had been recorded as it was a business line (that our recorded message advises) and that I would be breaking contract with them iimmediately and that they owed my tenants a fridge - and a good one at that. It was sorted within 24 hours.

I would suggest the actual landlord knows not as much as your agent is suggesting. Landlords, in my opinion, are quite cool with things. Agents try and get a quick buck! With a landlord abroad, the agent can really take the micheal.

Happy to help you out on this as much as you want - PM me if you want more info that you feel you don't want to share in public.

thanks for all your advise, i really appreciate it...........1 more thing, if your suggesting that my landlord maybe does not know the situation to the full extent, have i got any rights to ask my agent for my landlords number so i can contact him direct?? or do i have to go with the agents storys all the time?
banned#19
Well, this is a grey area.
My tenant 'found' my number somehow and contacted me direct. That was three years ago, and I went around to the property to say that if he though he wasn't being treated properly then I would be here as a fall back.

Problem is, that's just me being nice. Most landlords won't entertain that as they give at least 10% to the agent as I do. So if something goes wrong, it is down to the agent to sort.

I know this doesn't help, but you need a landlord like me! Someone who cares about the property and also the tenants in it regardless of contract.

My tenants come through me now when they have problem, and I still pay the agent fee - yes, I'm the fool!

But to answer your question, try your hardest not to go direct to landlord if you have an agency agreement.
#20
well, if you have any empty houses in the hull area then please let me know! :)
banned#21
AATS
well, if you have any empty houses in the hull area then please let me know! :)


Purchasing is much better than rent. Always has been.

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