Landlord issues

[bagsforlife20]

Hi,

I rent and am unsure how to navigate some of these issues:

It’s a new build property, the developers used the wrong fuses in the kitchen. The first time I used the oven, hob and microwave, the fuse blew and it took them 3 months to switch out the fuse to the correct one. Therefore I couldn’t use my kitchen much. Landlord has refused to refund costs incurred eg groceries that couldn’t be used or extra food costs.

There’s an external locked mail box and mine is broken, the letterbox flap has fallen off. Landlord has been aware for 4 months but is not doing much as it’s expensive to replace apparently. Meanwhile I’m scared my post could be tampered with as it’s accessible to anyone and I work full time.

The furniture provided is of poor quality. Eg the sofa is extremely uncomfortable and Rick hard. There is a TV stand which has a drawer but it wasn’t assembled properly (flat pack). The drawer door falls off when you try and open it. I’d rather the landlord takes these items back so I can replace with my own.

would appreciate your thoughts

OK, one more time…

The landlord should have taken care of it. Given that he didn’t, I cannot understand anyone going without an oven for three months, given that it’s literally a fifteen minute job to fix.

If it wasn't a new build with a warranty the LL would be expected to organise repair in a timely manner and I don't see any reason why that should be different just because it's a new build and therefore issues may be covered under some kind of warranty. If there's an agent what are they doing to help the situation?

Is there an agent? I'm an overseas landlord- for problems like this my tenant would just contact the agent who would either solve directly or ask me.
The oven/letterbox/tv stand are all the landlords responsibility and he needs to sort out.
Uncomfortable furniture is your problem - if you want to use your own you'd have to remove/store and return the landlords furniture

The state of these replies. I can just imagine what they’d say, OP, if you’d pulled out the fitted hob, tried to diagnose the problem yourself and mucked about with the electrics. They’re just being contrary.

Also - if a landlord posts here they also get pasted for daring to be one. Plus side - if these posters don’t get out much and this gives them a mild thrill then it’s almost like a bit of charity work for you.

I'm in the USA, and obviously leases are different here...but generally if a landlord doesn't fix something essential (like an oven) in a timely fashion, the tenant has the right to get someone in to repair it and subtract the money off the rent. There are checks and balances to determine what a timely fashion is and what's a reasonable fee to pay to have something repaired...
Surely there are remedies such as this in the UK?

The LL should have fixed the first two problems promptly. They are unreasonable about that.

I do think YABU about the furniture. You rented a furnished place, so it comes with the furniture. You could maybe ask the LL if you can store it (at your cost) and move in your own things, as long as you put all his stuff back when you leave.

One more time indeed.

not the tenants problem to fix.

And that attitude got them three months of cold food and expense.

There’s a phrase that applies here, cutting off your nose to spite your face.

The OP hasn't said she was without an oven for 3 months. She has said she "couldn't use her kitchen much".

I don't think the agreed cause of these problems has been identified. The property appears to have been fully inspected for electrical safety.

I think at this point I would have just got out an electrician and tried to get the problem fixed and then tried to get the landlord to pay. If the property has an electrical safety certificate, the issue surely can't be that difficult or expensive to fix.

The furniture - no, if you wanted to rent an unfurnished property then dont rent a furnished property?

Yes, if your landlord isn’t carrying out his responsibilities then you have the option of getting someone in yourself and then knocking the cost off your rent.

Those recommending going without based on how it “should” work really come across as a bit strange to me. It’s like saying you only look one way when crossing a one-way street as that should be all that you need to do.

Interacting with the world as it should be rather than as it is is no way for an adult to behave.

OP, you still haven't clarified whether or not you have an address in England/Wales for the LL as there are tax implications for YOU if the LL lives abroad. This link explains it: www.gov.uk/guidance/paying-tax-on-rent-to-landlords-abroad

Thank you everyone. I live in England.

I love how the fuse issue is so controversial. The agent came over and checked the accessible socket and didn’t find an issue with the fuse. They didn’t have the wherewithal to check the hidden socket either.

Ultimately not everyone will be experienced in diagnosing issues like this. I’m early 20s and this is the first time I’ve lived alone. If I’ve read the appliance manual, carried out the troubleshooting steps and checked the fuse, then got the agent over to do the same, what more can I do? It’s a £1k per month “luxury” 1 bed apartment so there is the expectation of things just working. Let’s be honest there’s zero chance of the landlord refunding me for the cost of an electrician when they are dragging their heels over everything else.

No way should you be expected to diagnose and fix the fault yourself, even if it is just a fuse. That’s crazy advice.

Exactly as you say OP, you would have to have the LL’s permission and agreement that they would reimburse, which the LL would probably refuse as they want the developers to fix it for nothing under warranty. DIY fixes would possibly/probably invalidate any warranty anyway and in this type of situation, the most likely outcome of the tenant doing anything is that the developer and the LL would be falling over themselves to blame the tenant and avoid liability.

The LL sounds like a nightmare and realistically the only good solution for you as a tenant will be to find another home before anything else needs fixing. The LL is unlikely to suddenly change their ways.

It’s a furnished let; they are responsible for the health and safety of the property and your free use of enjoyment.

All items should be fixed promptly by them, I would say you have 21 days to fix them otherwise I will at your cost.

I don't know why PP's are baulking at the notion that it's not possible to put in a built-in oven single-handed. When I had mine put in, I'd neglected to tell the guy that it was built-in, and he said he'd have to come back another day with someone else, as it would take 2 people to lift it into place.

I didn't want to wait, so I helped him, and it was a bit of a bastard, tbh.

Yes the landlord should have fixed the kitchen electrics earlier. Yes it's annoying the letterbox isn't secure. Yes, no one likes a sofa that isn't comfortable. But what the devil are you expecting to happen?

If you withhold rent to "compensate yourself", the Landlord can evict you. You would then be homeless without a reference.

Are you proposing to negotiate compensation with the landlord for the food. What figure are you putting on this? How did you get to that figure? What if the landlord refuses? Are you going to take him/her to small claims? (Probably will also result in eviction) Do you have experience of suing an individual out of jurisdiction (FYI - not easy).

Have you asked the landlord to take the sofa away? Have you tried to remake the TV stand to see if you can "fix" the problem. Is there anywhere you could store these items (a garage perhaps?) so you can put them back when you leave?

Could you speak to the developer directly to sort the letterbox as presumably they contacts you to arrange going into the propriety to fix the kitchen?

It really doesn't matter if MN agrees with you, it doesn't matter that the landlord is shit and has all these responsibilities which he isn't taking seriously. Practically there isn't much you can do about it now which don't come with significant cons (and costs and time)

OP, please could you clarify whether or not you have an address in England for your LL. If not, you could have more issues than cheap furniture.

I’m sure she’s seen the posts about this and can look into it if it is indeed an issue for her. I don’t think she needs to confirm these details to Mumsnet for the purposes of this thread?

^Yeah don’t see why this is relevant. My landlord uses my address, all his mail comes here (and disappears a few days later thanks to the thieves), he lives in China and there’s an agent involved who is based in England.

I’m just thankful I have a good job and can hopefully buy my own place soon

Don't justify why you couldn't do this yourself. You shouldn't. Don't understand all the landlord love on here.

I'd recommend contacting/ joining Acorn tenants union.