Problems with landlord

[whitechocolatefingers]

Hoping for some advice on how to deal with this situation! I have lived in the property for 4 years, never caused any problems always paid rent on time and kept the property in order. Landlord has always been a nightmare to get to do repairs.

Our shower broke down a few weeks ago and it took him two weeks to even get someone to come out and look at it. That was despite the letting agent saying they could have someone put the very same day we let them know about the problem. He shower has now been replaced and two days later the boiler stopped working. This was on Saturday. We immediately told the landlord (he requested we go to him first) and he said he would be in contact with the plumber and let us know. He didn't respond to any messages yesterday and this morning he text to say that nobody could come out until next Thursday at the earliest. I responded politely and said I knew the letting agents had emergency plumbers and could we not get one of them to come out. He responded by saying he was unwilling to do that and if that's what we wanted we would have to pay for it. I asked him if he would be happy waiting that long and he said no but I don't rent??

We have two young children in the house, one toddler and one baby. Is there anything I can legally do?

I understand that it's a crap time of year for this to happen but I don't think his response is reasonable, is it? I'm going to be left without heating or hot water for a considerable amount of time and more than likely over Christmas.

thursday 20th? thats no good as they may need to order parts to fix it. do you have an emersion heater you could use to heat hot water, in which case heating (and extra cost of emersion) are the issues.

I would go back to him and also speak to lettings agents. Does it say anything in your contract? Could you start asking about alternative emergency accommodation....

can shelter give you advice if both above suggestions fail

Does the boiler being down mean you have no heating or hot water at all? You don’t have electric radiators/heater or electric shower?

If you have no heating/hot water at all then you may a case to withhold your rent for the days you are without and until a plumber has fixed the issue, you had to keep the money in a separate account and write to the LL to say this is what you’re doing. Otherwise, you could get your own plumber out to look/fix and write to the LL to say you’ll deduct the amount from your rent. Make sure it’s all in writing, and not just a text. Also, make sure you make the letting agent aware, they have a duty of care to you also.

As an aside, when I worked in a letting agent one of our tenants were without heating/hot water and the LL was dragging his feet about getting it fixed. She came down to the office with her young baby and with enough food to see them both through the day and refused to move until someone was sent round. It was sorted pretty sharpish.

Nothing you can do other than move to a managed let. Also request that he is there to deal with the plumber along side you.

It’s shit op

Do not withhold rent - that puts you in breach of your tenancy agreement and at risk of eviction. Worst advice ever to a tenant.

Ring the LL back and explain the situation and that potentially you could be without heating and hot water over Christmas at this rate - he clearly thinks it'll cost him more to use the agent's plumber. If he still says you'll have to pay, then ask him if he'll agree to you deducting the cost from the next rent payment and get his agreement in writing - you can screenshot a text if necessary.

www.thinkmoney.co.uk/news-advice/broken-boiler-in-rented-house-your-rights-0-8494-0.htm

have a look at the act it refers to on this link. it says 24 hours. in which case i would be formally writing to both letting agents and LL quoting this and giving them a deadline to respond by

I don't know what the legal situation is but would recommend contacting your local citizens advice and also your council's environmental health department. It might also be worth letting the letting agents know in case they feel up to explaining to the landlord that what he's doing is unacceptable - he might listen to them.

Thank you everybody for your replies! We have no heating at all but we have an electric shower so can wash through that.

I have been in contact with the letting agent this afternoon and they are onto the case with the landlord. Fingers crossed we will have someone out soon.

@wowfudge I’m sorry but in these circumstances it’s not. It’s pretty much one of the only circumstances in which you can withhold your rent. There are procedures and steps you have to take when you do it but you are allowed to. If the LL tries to serve notice as a result then it’s retaliatory eviction and it’s illegal.

It’s been almost 2 years since I got my MARLA qualification and I haven’t worked in Lettings since so I can’t quote the exact procedure but I know there is one.

OP it might be worth asking your letting agent if they have any heaters you can borrow. We used to have a couple in the store room formsituations like this or would call in a favour from one of our contractors who might have them. If they don’t have any then they should ask your LL to supply them.