Landlord help please

[plainflower]

I wasn't sure where to post so posted in AIBU, feel free to move if there's a better place for it. My landlord is not replying to mine or OH's texts or calls. About 2 months ago, the light stopped working in DC's bedroom. No problem, thought it was the lightbulb so got a new one and changed it. Still doesn't work. So I figured it must be a problem with the switch/electricals which me and DP have no clue about AT ALL. Landlord just isn't replying at all. I've asked for it to be looked at/fixed, nothing. It's so annoying as this is where we get DC ready after bath time in the evenings, where they play, where they get dressed, where we have to come to when accidents happen. For example DD was sick at night a few weeks ago and I had to clean everything up using just the flashlight on my phone. I don't know what else to do, any help is welcome

Bump?

@Butterer I think I may have to. I just thought it was the landlord's responsibility to sort electrical problems, even in lockdown. I know he's ok as he comes on WhatsApp regularly.

Bedside lamps are nicer, calming glow anyway. Overhead is way too bright.

It is the landlords responsibility but it’s not a major issue. As pp said, get a lamp.

Yes you could buy a lamp to solve the immediate problem however I'd be more concerned that the problem seems to be with the wiring itself...this needs investigating as a matter of urgency. Electrics are not to be messed with or neglected.

It is the landlord's responsibility. Do you have copies of your communications with him? If so, I would tell him that if he doesnt arrange to get it sorted within 14 days you will pay to get it fixed then deduct the money from the next rent cheque. Shelter can give you references to the law regarding this if you think it will help.

@Ramdogs that's exactly what I said to DP! It's been left for 2 months without a single response to any texts we've sent/calls made. We don't know anyone that's an electrician otherwise I'd get it sorted myself.

@Porcupineinwaiting thank you. I will try to call and text again tomorrow, if I've heard nothing back by the end of the day I will do what you suggested. I'm just worried that once I get mean or start threatening him, we could lose the roof over our heads. I do worry a lot though.

Electrical wiring repairs are the landlords responsibility regardless of whether lamp light is ‘nicer’

It is the landlords responsibility to fix wiring issues but you will have to follow a process- do you have an email/postal address?

Per porcupine‘s post check shelter’s website
There are steps to follow before you deduct any money from your rent eg standard practice would be to get 3 quotes and go with the lowest for any work that needs doing.
Have you checked the fuse box in case the light is on it’s own ring main? (Unlikely but worth checking )

Not that I am suggesting for a second that you do so but I bet they'd be in touch quick sharp if the rent didn't get paid. Landlords like this really get my goat. More than happy to take your money every month but not so quick to keep up their end of the transaction by making sure the lights work and the electrics are safe in a child's room.

It doesn't matter if lamp light is 'nicer' it's his responsibility to make sure the home he rents out is safe and it's not in anyway unreasonable of you to expect a response and repairs to be made.

Get on to shelter, hopefully they can point you in the right direction.

Thank you @RelapsedChocoholic and @DeadButDelicious , I will do that. And yes, I am sure they would be in touch straight away, although we've never missed a payment date. It's just annoying, if it was our bedroom I wouldn't care as all we do in there is sleep.

Send a msg saying if u don't hear from them by such a date you will get an electrician in and deduct payment from rent if they find it more suitable. I am a landlord myself and that's taking the piss.

@ShoppingBasket thank you, I will do. Will have a look at shelter too

I'm a landlord and quite honestly, if you want a response, maybe be a little late with the rent. They'll soon get in touch

It may be the ll has not responded because it isn't an emergency and electricians until the last week would attend only emergencies. Write by snail mail to the ll, at the address on the TA, quoting the Housing Act and his legal responsibility to ensure the electrics are safe, and asking him to source an electrician. I assume you have tried another bulb, as it is possible for a new bulb not to work, and that you have checked the fuse box? And tell the ll in the letter you have done this.

He has a legal responsibility to maintain the electrical system in a safe and working order under various housing and tenant acts not to mention EAWR. As for "it isnt an emergency" that depends on what perspective you want to take. The fault as it stands is unknown so there is a potential for fire or further failure it should be attended and rectified ASAP.

I'm a landlord and I would respond to a problem like this immediately. The current situation is no excuse, we have had hearing engineers out to our tenants house during lockdown(at their request), checking electrics is just as important.

However I would not instruct an electrician on my own if I were you, nor would I pay my rent late, as both of these things could be problematic for you.

Definitely get in touch with Shelter. I would also consider if you want to live in this house long term. Lots of landlords really appreciate their tenants and respond to problems as quickly as possible.

Not hearing, heating. It's really none of my business if they can hear! 😬

Have you checked nothing has tripped on your fuse box? I ask because if that's it, it's such an easy (and safe obviously!) thing to fix.

Op I'm a landlord, and please rest assured your landlord can't evict you just like that. There are processes to go through and notices to be served, and the ability to issue a standard no fault notice from a landlord has been frozen during the cv19 crisis. I would advise you to attempt to contact the landlord again, screenshot all attempts, and I'd still no luck hire a electrician to fix. You could deduct the fee from the rent, but to protect yourself, I wod continue to pay the rent (so that landlord cannot start non payment of rent eviction after 12 weeks) and simply threaten to take it to the small claims court. This is easy to do and can be done online if landlord still doesn't respind:but I bet they will. Also recommend Co tacting your local citizens advice bureau.

Personally, I’d withhold rent until you hear from him. I imagine he would be in touch quite quickly.

We've been putting up with a toilet that won't flush for 3 months. Landlady isn't bothered. The maintenance company she uses failed to order the part before lockdown and since then aren't operating.
Severe mould due to unsealed windows for years. We've replaced the blinds twice. A gas leak when we moved in.
We've now had a leak from the shower through the ceiling into the kitchen. Landing carpet absolutely stinks of damp. It'll be our deposit at risk, if anything, through no fault of our own.
Hope you have more luck with yours.

Please do not withhold rent!!! I went through issues with a previous landlord where they wouldn't fix a serious issue. I have a family member who works in lettings and they told me to make sure I keep up paying the rent. If you refuse to pay rent they will have the right to get it taken to court, as well as serve you notice. Even if they are in the wrong by refusing to carry out essential works, you will get screwed over!

Did you go through a letting agent or is it all done through your landlord? What sort of tenancy agreement do you have?

As well as writing to the landlord and keeping copies, you should contact the local authority housing department as they are responsible for housing law and enforcement. Electrics are a serious matter which a landlord must deal with. And there are children living there which is even worse.
The same goes for the poster above who wrote about damp and a range of problems. Speak to the local authority housing department. They need to know about negligent landlords and can advise you and take action if necessary to get the landlord to shape up.