the cheek of it - landlord and garage door

[backinthegarage]

I am renting a house at the moment through a letting agent. (However I do know the landlord personally.)

The garage door broke a few months ago. I arranged for two different companies to come out and give quotes to fix it.

However, the landlord is refusing to mend it as says they don't have the money.

My tumble drier is in there and our bikes etc.

Landlord is saying that it is my fault for 'overusing' the door because I'm in there more or less every day.

Last week I strained my back trying to lift it open (to get it, I have to lift it, balance it on the wheely bin and crawl in).

The letting agent have forwarded me a letter from the landlord telling me that she told me not to use it and therefore it is my fault. She is still refusing to fix it, saying she has no money.

She even had the nerve to tell me she would deduct damage to wallpaper if I was now drying clothes on the radiator instead .

Where do I stand (or hobble)?

I presume the garage is included in the rental agreement what if you had used it for your car how does the landlord think you could get it in and out without using the door.

Have you confirmed in writing to both the landlord and agents that the door is unusable or at least dangerous especially if you have to prop it up to get in and out. What sort of cost is involved to get it fixed satisfactorily?

We have our car in the garage and may not get it out every day but we are always in and out of the garage for various things.

I presume you are not covered by your insurance as the tumble drier and your bikes are in an unlocked garage.

Sorry I can't offer any more advice hopefully, someone will come along and give you the advice you need.

I wonder if you threten to sue for back pain, resulting in loss of earnings, pain and suffering, negligence etc that he might find it in his heart to fix the door.

It's expensive to fix. Over £2,000 as it's completely buggered.

However now, so am I.

Maybe a shot across the bows:

Dear tight landlord,

My lease includes the use of the garage space at property X, which you are now informing me that I may not use due to your refusal to fix the door. I have looked into garage rentals in the area, and these are available for £X. If I cannot use the garage for which I am paying, I will have to access another garage in the area and reduce my rent accordingly.

If you decide this is unacceptable, I will have no choice but to continue to use the garage for which I pay rent.

I should warn you however that if anyone in my household is injured due to your negligence in fixing the door of the garage (as per previous correspondence) I will not hesitate to take you to court for negligence and for punitive damages.

I think you may be entitled to have the work done and deduct your costs from rent due - but would need to confirm this. As your lease includes use of the garage, the door clearly needs to be in working order for you to use it.

I think I have seen Shelter being recommended as a good place for advice for tenants in the past

They claimed I had saved a lot of money so far as keeping things in there meant i did have to pay for a storage unit

give shelter a call tomorrow.
your landlord might be able claim on their landlord insurance.
I really really dislike such hobby landlords...

It does really depend on what is in the tenancy agreement.
It is a health and safety issue if on the tenancy.

Do you know anyone who can bodge a fix in the meantime ?
Is it an overhead door ? (wondering why it's so expensive)

BTW how long are you intending to stay ?

Those comments regarding the radiator seem very and don't indicate any good faith at all really.

Under s11 Landlord and Tenant Act 1985 the landlord must be responsible for various works

1. the structure and exterior of the premises, including drainsd, gutters and exterior pipes
2. The interior installations for the supply of gas, water, electricity and sanitation (including basins, baths and sanitary conveniences) 3)The interior installations for space hearing and water heating. This obligation arises only upon notification to the landlird, however, and he has a reasonable time to carry out the repairs.

The remedies for a breach of reparing obligations are
1)suing for damages
2) set-off: notifying the landlord and after a reaspnanle time carrying ou the works and deducting teir costs from future rent.

3) Obtaining a court order requiring the landlord to carry out the works