to expect a working boiler in a rented house

[Sassyfrassy]

We live in a rented house, it's let through an agent and a month ago the boiler started leaking and would only work every now and then. It took the letting agency 2 weeks to get someone out to look at it and then another week for the guy to fix the leak. Of course it wasn't actually fixed and it leaks more than ever now and we have no hot water and no heating. I called the letting agency again and they are now writing a letter to the owner with a quote for a new boiler. God only knows how long it will take the landlady to agree and then for the letting agency to order the boiler and have it replaced.

Would it be unreasonable to try to get the rent reduced while we have to live without heating and hot water. We have a 4 year old and an 8 month old which makes living like this even harder. At the same time we want the contract renewed in the summer since we like the neigbourhood and moving would be a right hassle.

You can't withhold rent as it outs you legally in a very weak position and can lead to eviction. Do you have an immersion heater for water ? You could write to the landlord yourselves and specify a deadline in which you expect a written response, send it recorded delivery too. Your council , cab or Shelter can advise you on your rights and how to word such a letter.

Oh God. You are not renting from us are you?? Apparently the boiler in the house we rent out is dodgy. The agents are sorting it though!

When you took on the tenancy they should have given you a gas safety certificate as part of the paperwork - and that can only be given if everything is working.

complain to the agent - tell them you will call the association of letting agents if they fail to give you the safety cert which they can;t if its not fixed!!

YES is is reasonable to expect that you should get a reduction in the rent - but not too sure if legally you are entitled to withhold rent - having said that if your rental agreement (a contract) has breach of contract clauses you might be able to use one of those - as they have effectively breached the contract to provide you with a habitable home - especially as you have 2 children under five.

If however, you don't want to fall out with your landlord you should definitely not withhold the rent, but i would ask for a reduction as a good will gesture on their part.

Oh that's pretty poor service isn't it. Can you contact the landlord directly? If it's any comfort getting these things sorted through agents is pretty frustrating as a landlord too.

If I remember correctly, heating and hot water is considered a minimum standard, and the rules are very different for fixing those to fixing other things around the house. I believe that there are special processes you can go through to have them fixed, and that this may actually (with the appropriate procedure / notification) be a case in which you can use rent to pay for heating to be fixed.

If you go to the Shelter website / info line, you should be able to get the relevant info, or you can also look on the MoneySavingExpert forums, which tend to have a lot of information about what your rights are in this type of situation.

YANBU, not having basic facilities that you are paying for is outrageous.

Have you contacted the CAB to find out what your rights are?

IANAL but I'm fairly sure that by not providing some means of making hot water (and heating) they are breaking the law. It technically makes your property uninhabitable while your boiler is broken. Try reminding your letting agents of this.

Also get in touch with the council and CAB.

YANBU. as others say, heat and hot water are a basic right, i think particularly when there are little ones in the house.

i would call the letting agency, say a further delay is absolutely unacceptable and you want the boiler replaced within three days or you will get your solicitor involved.

Thanks for all the advice. The agents are pretty rubbish to be honest but I will get in touch with cab after the easter holidays and have a chat with them. The shower is electric thankfully but they havent offered to help us out in any way with hot water or heating. It's not terribly cold at the moment but could still do with the heating for a few hours in the morning and evening.