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AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

Original poster

Landlord dragging his heals

91 replies

WhatevaTreva · 09/01/2023 13:50

Right.

I’m currently paying £700 rent a month for a two bed, and it’s about to go up between 2.5% and 5.5% in March.
I am a reasonable tenant. I have a fairy good relationship with the landlord but I’m shy and tend to play down my concerns because I don’t want him to sell up because I’ve bothered him (I have anxiety), as there are no other affordable homes local to me and I need to stay in this area.
Anyway, a few years ago my power shower broke, it took him 6 months to fix, 6 years ago my fence fell down (the one which is a partition between my garden and my neighbours); it took him 3 years to fix. You get the jist?
So, in November I messaged him that my garage roof was leaking as we were already communicating about something else (a leaky pipe 🙄). He sent someone round the next day to give him a quote. He’s since had 3 of his own quotes and one quote that the estate agents arranged.
Having 4 children in a 2 bed means I need a lot of storage. All 4 are the same gender so there are lots of hand-me-down clothes and toys stored in the garage. As well as this there are car seats and other children parifamaluia. Yesterday I went into the garage and there is mildew and mould on lots of items so now by belongings are ruined.
My question is - am I unreasonable to think that rent should be withheld until this problem is fixed, and once it’s fixed to pay the outstanding I owe? As a passive person I don’t want any conflict, but also, I now have to replace ruined items, and don’t see the problem being fixed any time soon.
I got an email today from the estate agents to say they have tried to call and have emailed him today after I emailed yesterday to see if they could rush it along.
I’m asking for advice as I know I’m in a contract with them to say I will pay the full £700 a month, so would it be wrong of me to suggest withholding rent? Also, one of my worst fears is saying my bit and then the other person (estate agent in this case) going - “actually blah blah blah” and shooting me down.

Thank you for taking the time to read, and I look forward to reading your advice/comments

OP posts:
billyt · 09/01/2023 13:53

I wouldn't withhold the rent. Not a good idea.

isthewashingdryyet · 09/01/2023 13:54

Someone who knows better will be along, but I think the advice is never to stop paying rent.
disputes are separate to payment of rent. Talk to the letting agents and ask about environmental health at the local council

Original poster
WhatevaTreva · 09/01/2023 13:54

Well that’s what I thought too, but what do I do? How can I get them to understand the urgency?
Thank you for your comment

OP posts:
Original poster
WhatevaTreva · 09/01/2023 13:55

Why environmental health? Tia

OP posts:
thunderstruckk · 09/01/2023 13:55

I wouldn't ever withhold rent as it's a breach of your side of the contract. If he's digging his heels it needs to be sorted, but retaliating by withholding rent won't actually work in your favour - in your shoes I would contact shelter for advice,

Emmamoo89 · 09/01/2023 13:56

Definitely don't withhold the rent.
You're best of just to keep emailing them so you've got it as evidence. Just keep on at them to sort it

Cigarettesaftersex1 · 09/01/2023 13:57

You can't withhold rent, this could jeopardise your right to remain in the property, however you could offer to pay for the repairs yourself and have this deducted from future rent payments; I have done this in the past when we had issues with the guttering outside our kitchen. Everything was backed up in writing (emails between us/LA/and landlord) and quotes received and agreed in advance

Original poster
WhatevaTreva · 09/01/2023 13:57

Thank you
what about the ruined items? They have been ruined since I messaged so will he be liable to replace them?

OP posts:
Pottedpalm · 09/01/2023 13:59

I wouldn’t expect a garage to be dry enough to store clothes etc.

Original poster
WhatevaTreva · 09/01/2023 13:59

Everything I have with the landlord is verbal - either phone or face to face.
could this be a problem?
am I entitled to pay for it out of the rent? Or is it more of a bluff to get him to step up? Would I have to get my own quote?
I don’t know figures as money is never discussed between us

OP posts:
Original poster
WhatevaTreva · 09/01/2023 14:00

They’re in toy box type containers but it’s the car seats and toys which is more of the issue.
this damp situation has never been a problem for me before and it’s coming up 10 years at the property

OP posts:
skyeisthelimit · 09/01/2023 14:05

You can't withhold rent, but you can keep on at your letting agent to find out when the problem will be fixed.

If you belongings have been damaged then you could ask for a rent reduction possibly.

Do you not have contents insurance that you can claim off?

Original poster
WhatevaTreva · 09/01/2023 14:06

No I don’t have contents insurance, stupidly. That sounds like a good idea 🙃

have you ever experienced having a rent reduction to replace damaged belongings?

OP posts:
orangegato · 09/01/2023 14:10

It’s a garage they are cold and damp in any event so I wouldn’t store anything soft in there…

Original poster
WhatevaTreva · 09/01/2023 14:11

Agreed, but this is beyond the normal cold and damp. It’s mouldy now. For the first time in 10 years it’s wet and mouldy

OP posts:
DashboardConfessional · 09/01/2023 14:17

Landlords are not responsible for any contents. You should always, always have contents cover. It's less than a tenner a month, generally speaking. Currently if your house burns down you will get absolutely nothing.

homelet.co.uk/tenants/tips-for-tenants/is-my-landlord-responsible-if-my-contents-get-damaged

E.g. the advice here is if a pipe bursts and your phone or laptop was in the kitchen the landlord is only responsible for the items that are covered by buildings insurance like the tiles and units.

FlowerArranger · 09/01/2023 14:18

Never withhold rent.

All communications with the landlord should be by email as you need a written record. Phone him 2 or 3 times a week and insist this gets fixed now, and then email to confirm what was agreed.

Check the Shelter website on the best way to proceed. Call them if you have further questions.

Ask in the LandlordZone forum. They are very helpful, even to tenants.

Original poster
WhatevaTreva · 09/01/2023 14:19

I’m assuming it’s too late now? Could I even get it and not claim for the mould issue, but have it going forward or have i left it too late and it will look fraudulent?

OP posts:
Original poster
WhatevaTreva · 09/01/2023 14:21

Thank you!
I did look at the shelter website but it didn’t look like it would be able to help me? It seemed very extreme. 🤷🏻‍♀️
I will ask the landlordzone forum - thank you
I’m new here so didn’t know it existed

OP posts:
Mabelface · 09/01/2023 14:21

Email the agents, confirm all the conversations you've had with dates and include pictures of the items ruined because the work hasn't been done. Any further voice conversations, follow up with a confirmation email.

State that you've been very reasonable waiting for these repairs to be done, but are now very unhappy that the lack of repair is now costing you money and you'd like the landlord to adhere to the contract in the same way you are.

Do not withhold the rent. Speak to shelter for further advice.

Oh, and gets contents insurance for renters. Mine's only a tenner a month!

Original poster
WhatevaTreva · 09/01/2023 14:26

Thank you!
i will do exactly this. This is perfect -
State that you've been very reasonable waiting for these repairs to be done, but are now very unhappy that the lack of repair is now costing you money and you'd like the landlord to adhere to the contract in the same way you are.

OP posts:
Original poster
WhatevaTreva · 09/01/2023 14:27

Is it too late to get contents insurance? Now things are ruined? Obviously I wouldn’t claim for them anyway as that is obviously fraudulent

OP posts:
NewYearOldCold · 09/01/2023 14:27

It's never too late to take out contents insurance but you can't take it out now and claim for damage that has already occurred. Regardless, get a policy today.

I would get a dehumidifier - that will reduce future mould issues.

Useyourfork · 09/01/2023 14:28

It might be worth writing to the LL and offer to get your own quote, get the work done yourself and suggest that you minus that amount from the rent you pay.
Keep chasing him and be a nuisance.

Original poster
WhatevaTreva · 09/01/2023 14:31

So scared of being a nuisance incase he sells up (I’m not even sure if that’s a reasonable anxiety)

OP posts: