Landlords selling my substandard home

[chitofftheshovel]

This may be long but I'll keep it as brief as possible.

I've rented this house for almost four years. As a single mum on housing benefit with a dog I was lucky to find a letting agent who would take me on. I have always been a good tenant, paid my rent on time and looked after the property.

There were quite a few niggles from the start. It took them almost a year to replace the shower that went from freezing to scalding within seconds when we first moved in, for example.

Things went from bad to worse. My bedroom developed black mould on the sloping ceiling and water stains at the top of the wall where it meets the sloping ceiling. There was also a furry type of white mould on the wall.I ran a very good dehumidifier almost constantly emptying the 2 litre tank 3/4 times a week. My sitting room wall had the same white mould. And the wall in the dining room was crumbling.

The letting agents did six monthly visits, and saw all of the deterioration but did not instigate repairs despite me verbally asking.

During an inspection late August 2017 the agent declared that it looked like my bedroom ceiling would cave in. After her visit I decided to get a bit tougher and demand the work that needed done be done. They sent cowboy after cowboy who did half jobs and the problems soon camr back.

In December 2017 the same agent that visited told me on the phone "xxxx and I recognise that your home is substandard" but when I asked she would not put that in writing. I also explained that I was afraid that if I complained too much (demanded my rights as a tenant) that I would be kicked out. Agent said this would not happen.

Fast forward again to 4 months ago. During heavy rain there was water literally running down my wall. Of course I let the letting agents know. Nothing was done.
Then I came back from a week away, my bedroom floor sodden and water had obviously been running down the wall. My bedroom ceiling was sagging quite badly and when I went to take a photograph of it I pressed my hand on it and it crumbled to a 3 inch hole. Its glaringly obvious there is a leak in the roof (and I'd told them thats what I suspected all along)

Letting agents sent odd jobs men round. One said it was out of his level of expertise. One was willing to give it a bash.
But Bloody hell a serious job like that needs actual roofers.
So I e mailed the letting agents to that effect.

They sent one roofing company round. Then 6 days later they told me that they wanted another two quotes which to me would have been the obvious thing to do in the first place. It just seems like they are dragging their heels.

And then guess what? I get a phone call from the letting agent saying that the owner has decided to sell and can they pass my details to quickbuyers to arrange them coming to value the house. Owner is selling, and presumably will be giving me two months notice very soon.

AIBU to be pissed off. Is there anything I can do? I am almost certain that if I hadn't pushed for actual roofers the house would not be being put on the market.

Sorry, I told you it would be long.

I don’t think the council have to house you if the reason you can’t find a property is because you have pets and don’t work .

They do when someone becomes homeless.

Because of the choices they make which makes it difficult to find a property ?

Strikes me that the agency should be going all out to find you a new gaff. Speak to them and lay it on thick.
As to them sitting on the issue, it depends what arrangement they have with the landlord. Some agencies call and email until they are blue in the face and the LL ignore them as they are not living on the house with the issue.
The white fur sounds like salts coming through which is a sign of damp although you clearly have your own heaven sent water supply in the form of a rainforest shower in your ceiling!
Also, if the house is sold as a buy to let with tenant in place, you may be able to stay and the new owners will sort the issue.

Really purple that was an entirely shitty thing to say. You have no idea of my emplymant basis, just because I'm claiming housing benefit.

I got a puppy when I was in a relationship. Before I realised that he was absolutely a wrong un. And tried to kick my dog, literally, into submission.

So blame me. Thanks for that.

Jeez isn't there always some little tight-lipped, jumped-up, dense, mean, petty, ignorant, Daily Fail type waiting in the wings to kick someone when they are down. Presumably just to make themselves feel better about their sorry little lives...

OP, you have lots of rights. Call your council's Environmental Health Dept in the morning. You must put your complaints in writing copy and paste some of your posts if it will help. An email will do and ask for a reply to acknowledge it. List all faults and dates. Get everything in there from when you first move in. Do not mention the viewings. You gave not been served notice. Copy in the Environmental Health person and housing.
Do it first thing tomorrow.

Have you had contact with the actual landlord? I have experience of letting agency's being awful and the landlord not actually knowing. Could you contact the landlord directly and ask the reason for sale/if it's possible for you to stay?

OP best of luck with it. I'd agree with not waiting until you're evicted, you'll def be the one that loses out. Take care

Definitely get on to environmental health, and try and get an appointment to see a housing adviser at the council as well. They will be able to advise you what your rights are and help you find somewhere else.

@ buttermilk Did you actually challenge the eviction? The court shouldn't have granted a possession order if there was no GSC, but they would only know if you'd told them, iyswim.

Thanks to the fabulous Judge Luba, if a landlord doesn't have a GSC in place when a tenancy starts, it renders the whole shorthold tenancy invalid, and effectively creates a secure tenancy. Then you can't be evicted, ever. I suspect this judgment will be challenged at some point, I can't see landlords accepting that.

Whereas I agree you've been dealt with terribly I can't see any reason why you would want to stay in the house.
Yes it will be difficult to find somewhere else, but should not be impossible. Start with asking the agency.
I think you may have to consider rehoming the dog though.

Agreed you may have to let your dog go in order to find adequate housing. I appreciate that’s not an easy thing to do but the majority of landlords aren’t keen on pets (especially dogs) in their homes. It’s making your life more difficult than it has to be, particularly when you are a DSS tenant.

LL is doing you a massive favour evicting you. Your health will undoubtedly suffer living in a damp and mouldy house, it’s not fit for human habitation.

I don't think it is revenge - they just don't want to pay for a new roof.

But if I were you I would try and use this to get a council house.

You have been treated badly. You do need a new place to live though. Whereabouts (roughly) are you in the country ?

Thank you for all your replies.

I am printing e mails and generally researching this morning.

Getting rid of the dog is not an option.

Is there no social housing where you live?

It's possible the property will be sold as an investment with you as a sitting tenant. However, if the new buyer invests substantially in doing the place up, they may well decide to increase the rent significantly.

You have two choices, start looking now for a new place to live, before you get notice from either the seller, or new buyer, or wait to you get notice to quit by either of them. (But the clock will be ticking.)

If you decide to stay put and wait to be evicted (the worst option in my opinion) the council may have to give you emergency accommodation, but it's very, very unlikely to be your own place - more likely temporary B&B which may not accept your dog. There isn't just a stock of spare council houses waiting to be dished out. You have to bid for them on the basis of need with all the other families in similar situations.

Certainly I'd get my name in the waiting list for a council house if poss, no harm in that, but expect a long wait. Also investigate what housing associations serve your area (Google it or ask Citizen's Advice.) They may be a better bet.

The council will only help if you get evicted if you leave voluntarily they will say you made yourself homeless.
As crazy as that sounds.
It's virtually impossible to find a landlord willing to take HB apart from somewhere so shitty you wouldn't house a dog there.
So OP will have to follow the rules as no doubt she will need the council help.
Plus if your in the southeast like me housing benifit would not even cover the private rent so OP would have to make up the significant shortfall whereas in council accommodation if she's not working all the rent would be paid.

It’s an unfair situation. The letting agent, if they have been ‘managing’ the property, know that you have been a patient, uncomplaining tenant who has always paid the rent on time. Since moving seems inevitable, I think it is probably worth being friendly towards them. Your circumstances may not meet every landlord’s criteria but these letting agents are in a position to vouch for you. They may have another property on the books or they may be prepared to give you a decent reference acknowledging that you have been reliable and helpful for four years. I hope you find a much better property soon.

I'd definitely ring your council's homelessness department and find out what it will take to get housed, because user is right: all that will happen if you're in receipt of LHA is that you'll wind up in another crap private let as they're the only ones who will take LHA.

OP, I know it's horrid, but you may not have a choice re your dog. Even if the council agree you are homeless and that they need to house you, it may be to a b&b type place whilst you wait for longer term housing. You need to know what you could do, if you get to that point.

I know it’s not going to help you, but if it makes ou feel any better the LL is going to get a shock if he wants to sell it to a “we will buy any home” company. They will offer 70% of the market value and then reduce their offer yet again, just before exchange.

Getting rid of the dog is not an option

I own pets too and while I love them to death, surely homing your children should be your main priority, rather than your dog?

Would you really refuse a safe, warm and safe home for your kid just because they didn’t accept pets?

What Down said. You may have to look at fostering your dog at the least if your council does B&Bs for the homeless. That's why I'd visit your council homeless office and see what their policies are.