To deduct this off my rent without landlords consent?

[Userxxx]

We have been renting our home for 8 years. In that time the landlord has fixed stuff that needed fixing (electrics burnt out. leaking toilet, new oven hob, front door locking mechanism) but has done no maintenance at all. We have painted through and changed a bedroom carpet to laminate as it was old and coming up.

Our stairs and landing carpet is the original carpet in the property so over 30 years old and literally threadbare on the landing, and coming off the stairs so is a hazard.

I requested it to be changed over 2 years ago through the letting agent who responded that the landlord had given permission and their maintenance people would do it. It never happened and I stopped chasing it when Covid started.

I requested it to be done again this September. Again told LL agreed to getting quotes done and they’d send their guys out. Again they didn’t come so I emailed them in October and said I’d get it done myself if they didn’t send someone out within 14 days and take it off the rent. No response.

I got quotes a few weeks ago, went for the cheapest, paid for it and it’s being fitted next week. I also decided to change the carpet in the main bedroom as again it’s very old and has holes in it. I decided I’d pay half as we hadn’t agreed to it but the landlord will benefit as the carpet is disgusting and when we leave next year, landlord won’t have to do it.

Lo and behold. letting agent called me yesterday saying they were sending their guys out to do a quote for the Landlord. I told them I’d already sorted it and the bedroom carpet too and was told as I’d done it without permission and their guys might be cheaper, I can’t take it off the rent!

WIBU to just deduct it from next months rent and tell them to piss off? If they try to serve notice, would I have grounds to say they are serving it maliciously? It is £650!

@sweetchocolatecandy I was told by my IFA that the Experian & Clear Score reports are pretty redundant and not representative of the checks that an actual bank does.

[quote LittleGwyneth]@sweetchocolatecandy I was told by my IFA that the Experian & Clear Score reports are pretty redundant and not representative of the checks that an actual bank does.[/quote]
Fair enough if that’s what you were told but personally I wouldn’t argue with information on the official government website, citizens advice, shelter and money saving expert. It’s like saying go out and rob a bank, you might get away with it.

Don't withhold rent, unless you have received expert legal advice to do so. Seek an agreement with your landlord regarding costs.

Regarding the safety issue, you'd need evidence of that. In any case it could have been corrected by removing and not replacing the carpets.

The only situations I would withhold rent are if the property is completely uninhabitable and I have moved out, or if I have reason to think my "landlord" is actually a fraudster and not the owner or mesne tenant.

LittleGwyneth

HaudYerWheeshtYaWeeBellend
You're not very bright are you OP?

You want to withhold rent however want a mortgage... then state you will withhold rent for the duration of your tenancy.... which will undoubtly leave your credit file in shatters, give you court costs and put you at serious risk of eviction hmm all because you went ahead and laid carpets without permission

This is a) very rude and b) not true. I got a great mortgage from a major bank without any issue at all, despite having missed a rental payment previously. If you get a CCJ then of course that's a problem, but late or missed rent doesn't have any impact on your credit file.

Nothing of what I’ve said is untrue, missing one or 2 payments puts your credit file in a negative, missing multiple payments puts your credit file in shatters!

I work in this field, I’m acutely aware of the impacts of non payment and court action due to non payment of rent etc...

It’s not rude to advise that someone’s not bright because they choose to put their family at risk of homelessness due to their own impatience actions!.

As I’ve previously said, any decent landlord will refund the cost, however they have no legal obligation to do so.

You need to try and negotiate with them. Ask that they honour the deduction of their own quote. Be civil about it, show yourself as a good tenant. You may ned up paying a little yourself, but it's better than being evicted.

Fair enough if that’s what you were told but personally I wouldn’t argue with information on the official government website, citizens advice, shelter and money saving expert. It’s like saying go out and rob a bank, you might get away with it.

Let’s stick to the legal guidance instead of “my interpretation of the law”

www.citizensadvice.org.uk/debt-and-money/rent-arrears/you-are-taken-to-court-for-rent-arrears/#h-about-being-taken-to-court-for-rent-arrears

www.gov.uk/private-renting/rent-arrears

www.moneysavingexpert.com/news/2012/03/rent-payments-to-go-on-your-credit-file/

www.experian.com/blogs/ask-experian/does-breaking-a-lease-affect-your-credit/

Pre covid, most LL didn’t used to “bother” with a few missed payments of rent however since the government decided that no one could be evicted during initial covid lockdowns, LL started reporting non payments to the credit bureau which may/could impacts on future rental/mortgage applications.

My company reports after two non payments, vast majority now report after one non payment.

Yanbu, although you could have handled it better.

www.citizensadvice.org.uk/housing/repairs-in-rented-housing/repairs-what-are-your-options-if-you-are-a-social-housing-tenant/withholding-rent-because-repairs-havent-been-done/

OP I'm not sure why you're replying with posts.

Changing a carpet and deducting it from rent is not allowed and a dangerous game to play. It's as simple as that. If you want to invoice the landlord while paying your full rent, that's fine and good luck. Deducting it off the rent, not fine. That's the law.

I'm not saying it is fair, but that's how renting works in this country.

This landlord should be grateful to you for saving him a job!

It is a hassle chasing tradespeople and getting quotes and scheduling repairs. I would be thrilled if you were my tenant.

But every aspect of the tenant/landlord relationship is covered by law. You can't just make up your own rules unfortunately.

I hope your landlord reimburses you for the work you had done .

*you're typically not allowed to redecorate or change fixtures and fittings though without landlords permission though. Sounds like they agreed to change it at some point though? Was that in writing?