To deduct from rent

[Worzilgummidge]

I can't get my landlord to repair a electrical fault or reimburse me for fence panels he keeps promising and nothing is happening and he now appears to be ignoring me aibu to think about taking it off his rent money

[Worzilgummidge]

It's electric only

[Worzilgummidge]

I only paid one month's rent in cash to move in

[CuriousaboutSamphire]

Somebody that I believe he refers to as his agent showed me around and took the deposit and gave me the tenancy at the property the day I moved in OK. I am not 100% certain but it does sond as though you are renting from someone who has no iea what he is doing.

Much of which will work in your favour when you move out.

How did you pay the deposit? You said both that you did and did not pay one... If you did how did you pay it?

Do you have any gas appliances? If so you should have a gas safety certifcate, valid for the day you moved in!

Most importantly... save up and move out as soon as you can! You are not living in a house kept by someone with even half an eye for the legalities.

[Worzilgummidge]

I've never received any electric safety certificate or anything like that.

[Worzilgummidge]

This guy turned up in work clothes and also has property he rents out.

[Worzilgummidge]

Somebody that I believe he refers to as his agent showed me around and took the deposit and gave me the tenancy at the property the day I moved in

[Worzilgummidge]

I got into this rental very easily no credit checks no deposit etc only had to pay a month's rent to move in.

[Worzilgummidge]

Tenancy had just his name and number on. No other points of contact on there.

[Worzilgummidge]

The only thing ever given to me was a tenancy agreement

[LakieLady]

The one side of my kitchen is cluttered because of having essential appliances working off same socket and I have a extension lead trailing all over the floor for washer and I have had to move the fridge over to a spot where it's sort of in the way.

That could well be dangerous. I don't like the sound of an extension lead trailing on the floor in a kitchen, especially close to the washing machine. Could be dodgy if the machine flooded the kitchen!

Does he know you've had to move the fridge and that you're having to use extension leads? You could also be overloading the sockets if you're having to use adaptors so that you can double up, that can be dangerous too.

Mind you, I really shouldn't comment on electrical safety. In one flat I rented, the fuse in the cooker socket blew while I was cooking lunch for 6 people. I didn't have a spare, so wrapped a bit of tinfoil round the fuse and popped it back in.

Then I forgot about it for 18 months until it caught fire.

[CuriousaboutSamphire]

My rent is paid directly to him and I have only ever been given his details. Then he is always your forst por to fcall, until he puts it in writing that you should do otherwise.

Even then the legal buck stops with him!

So, back to basics: I think you said you didn't have an inventory - that's good for you!

Did you get the correct paperwork at the beginning of your tenacy: deposit certificate within 30 days of your tenancy starting, How to Rent information, gas safe certificate (if appropriate)?

[Worzilgummidge]

I googled but nothing but he says they are a independent and he reckons he is pushing them abt my problem

[Worzilgummidge]

He gave me a name for them not sure if he could drum up a name if they didn't exist.

[thecatneuterer]

That business about the management company certainly sounds like deflecting bollocks.

[Worzilgummidge]

I feel somebody is shirking responsibility

[Worzilgummidge]

I'm not too worried abt panels now but this electric problem is annoying me.

[Worzilgummidge]

He thinks this problem can be fixed for 20 to 30 pounds but I pointed out that there could be a call out charge. I said it would be easier if him or his management team simply sent someone themselves if they are trying to keep cost down.
Something don't seem right to me about all this.

[thecatneuterer]

A LL doesn't have to provide a fence.

Also of course only one side of garden will be the responsibility of each property. In my street we all own the fence on the left as we look from the house. So it could be that the fence you are talking about is owned by the neighbour. The easiest way to find out which side your property is responsible for would be to ask a few neighbours on the street. But if it does belong to the neighbours you can't force them to do anything. You also can't force the LL to do anything if that is 'his' side so, thinking about it, it's really not worth pursuing either way.

[Worzilgummidge]

That's where I'm confused curious. I thought he was my route of communication only but only found out recently that he has somebody else managing.
I had a faulty shower before and he sent somebody out quickly and paid me back but with this latest problem he keeps on abt his management team I have asked him who they are and he said they are a independent. My rent is paid directly to him and I have only ever been given his details.

[CuriousaboutSamphire]

online suggests that if fence panels are damaged by the tenants then it's tenants responsibility but if they are damaged by normal wear and tear then it's down to the landlord.

Yep! And whereas the landlord can insist that the tenant repairs any damage they cause they can also decide not to renew or replace any boundary!

Does your landlord manage the property or does he use an agent. If an agent then go directly to them, quote the regs I linked to and demand 2 things: adequate number of working sockets and proof that the non working sockets are safe.

At the moment single family rentals do not require any EICR, though that may change sooner rather than later.

[Worzilgummidge]

But cat you say you would have done something about it if told about the floor. I have the opposite I have told him but he isn't doing it.

[Worzilgummidge]

I have checked your link and it seems that I now have under the recommended number of sockets. The one side of my kitchen is cluttered because of having essential appliances working off same socket and I have a extension lead trailing all over the floor for washer and I have had to move the fridge over to a spot where it's sort of in the way.

[Worzilgummidge]

Curious online suggests that if fence panels are damaged by the tenants then it's tenants responsibility but if they are damaged by normal wear and tear then it's down to the landlord.

[CuriousaboutSamphire]

Let's start that again.

Fence panels: you have paid for them. YOU paid, they are YOUR expense. Your landlord is never obligated to repair boundaries, they could choose not to replace any fencing. The lady wth the aggressive dog IS OBLIGATED BY LAW to keep it safely encosed within her garden. So stop chasiing your andlord, or even considering the fence panels to be his expense. They are not.

Electrical sockets... as long as there is a minimum number per room any additional ones do not have to work just be in a safe condition. Check the table below

www.electricalsafetyfirst.org.uk/media/1204/guidance-on-minimum-provision-socketsv2.pdf

[Worzilgummidge]

I went ahead and got the panels done because I felt it was urgent and I'm not one of those neighbours that likes to neglect things like this. It was a case of putting up with an aggressive dog and constantly propping up panels whilst I go back and forwards with the landlord and getting nowhere or putting up with it and I felt they couldn't be left.
The fencing apparently is 50/50 between me and next door she rents off the council and I'm private rent so it's a grey area. Anyway if I have to suck up the cost of the panels I guess there isn't much I can do.