In wanting a rent reduction?

[oxcat1]

I privately rent a 1-bedroom flat in a super-expensive part of the country, paying £950 pcm. My flat is a basement, although I do have a small patio garden at the back. This always receives limited light due to the tall buildings that surround me, which block most direct light.

However, yesterday they installed scaffolding on the front of the property, and today they have spent the day passing through my property to install scaffolding on the back. They've done 1 days and they say there will be another couple to go: they have only got 1 level erected and they will need 4. Photo attached but apparently it will only get darker.

AIBU in thinking that I should be owed some level of rent reduction for this? I pay for a property with a garden, but now will have no access to the garden for the next 2-3 months (minimum).

The contractors will be taking off all the render and replastering & painting the building. They have therefore suggested I should seal off my windows and doors at the back, to protect against the dust. This will hugely restrict light, which is limited anyway due to being a basement.

I have also had contractors walking through my house throughout the day, with no warning. I could have refused them access, but only for 24 hours so I saw no point, but I didn't expect multiple days of being used as a thorough-fare.

I don't believe I should be paying the full rent as I do not have the full property I pay for. Is there any truth in this, and if so, how would I Word it to the agent?

P.s totally prepared to be told I'm wrong!

Erm yes I would email whoever manages the flat to ask. Have they given you no notice that this was happening? It’s very disruptive and If they are actually coming into your flat (not communal area) they must have permission from you to do that every single time and they should be giving at least 24 hours notice for this. You have the right to say no so I am surprised the landlord hasn’t contacted you prior to this if they need to access your flat to do all of this.

Were you not asked or warned about this in advance? If not then that's awful.

I think asking for a rent reduction is fair enough. You should also make it clear that you need advance warning if anyone needs access to your flat.

what does your landlord say?

Had this been organised by your landlord? Tbh I’d hand my notice in as they have very little respect for you.

They should not be accessing your flat without notice unless it’s an emergency. And you have the right of quiet enjoyment of the property you rent - this doesn’t mean ‘quiet’ in the noise sense, but in the sense of being undisturbed.

I would seek some advice from Shelter and then go from there, either in asking for a rent deduction or asking for the workmen not to have access to your flat.

You can refuse them access anytime even with 24 hours, it may be in their policy but it’s not law.

Yes I do believe you should have a rent reduction for the weeks/months it will be an inconvenience to yourself.

Yes, have you asked the landlord what did they say?

No, the landlord has not told me.

Months ago some contractors knocked on the door and asked to go through to look at the back. I let them in, but asked what they were quoting for and when it was expected to happen. They explained and didn't know start date.

I then emailed the agency who simply said they would tell the contractors to be careful with my plants (!). Earlier this month I emailed again to ask if they had an anticipated start date for te work, and expected duration. They said they didn't know but they'd get back to me when they did.

Then last Thursday the scaffolding at the front went up, but I have still heard nothing from the agency, as today at 8am the scaffolders rang the bell and asked to access. They've been in and out all day and this is day 1 of 2/3, just to erect the scaffolding. I could have refused access but I thought they'll just come back when I'm not in, which would probably be worse.

So,in summary, walking right through my own flat, front to back. And no, no notice, even when I have contacted them for info.

Yes I think you should get a reduction, I would negotiate it today in writing and if not I’d not give the builders access tomorrow

Pretty sure your landlord has already broken the law, by not giving adequate notice that their tradespeople would want to enter your flat.

How are they going to continue gaining access during the works? Still through your flat every day or will they have another entrance onto their scaffolding?

I think you should have a reduction, yes.

Apparently once the scaffolding is full-height at the back (basement plus 4 floors), they will be able to go up and over.

These are just the scaffolders. I have been told nothing about the mess and disruption the workmen will cause as they pull off 5 storeys of render into that small space that used to be my garden.... The workmen suggested I tape the doors and window in plastic to keep the dust out. The agent said they'll be in touch 'when they know anything'!!

This is outrageous! Yanbu op.

Yes you should get a rent reduction. But what makes me angry for you is how the agency and landlord are treating you with so little respect. They should be communicating to you what is going on, how long it will take, etc.

Part of me thinks they are not telling you because it may be bad enough that you are actually entitled to break the lease and move to another property.

I'd give Shelter a call. You're being treated appallingly!

Absolutely OP, this is absolutely dreadful to be putting up with.

I would refuse further access until your landlord enters into discussion about this with you.

Will you have to be home every time they want to get to the garden?

I’m guessing there’s other flats? I wonder if the freeholder is an individual or a group. If it’s an individual, your landlord may have been chasing the freeholder for info on start date and extent of works and not getting any answers. Still no excuse for not communicating any of this with you.

I definitely would insist on a rent reduction given you’ve had no notice and cannot use part of the property, as per your AST. I would also ask the landlord to negotiate for gardening services from the freehold to restore your garden/plants to “before” state.

does your LL just own your flat - is this being done by freeholder? What I am trying to say is that it might have nothing to do with your individual LL it might even be news to him/her/them several flats even if LL owns those he may still not be the freeholder. The work they are doing is to maintain the outer part of the house - without this work you could land up with damp or it being colder or a bit of plaster dropping on your head - I suggest you contact your LL & ask
For goodness sake why cant people talk to each other.
If it is the LL that is doing this you need to find out & than you can say to him - that you expected to be told. However if they are walking through any communal part of the flat they can come through without permission.

Absoloutly you should get a reduction but why on earth did you just let them use your flat without speaking to the agency??

Absolutely refuse access until someone gives you a comprehensive explanation of the plans. Definitely.

Who is doing the work?

Jeez, refuse them access! I can't compute why you haven't already, but it's never too late to stop being a pushover.

If the agency don't know anything, it's ruddy daft to let anyone in.

You do not need to grant anyone access to your building, apart from for emergencies. 24 hours notice is required with your permission - but you can still refuse.

Just refuse until your landlord/agent has clarified exactly how this will impact you, and how they expect to make that worth your while. That's a minimal level of reasonable!