What rights do I have? - Useless landlord/agency.

[Jellyboobs]

OH and I moved into our rented house in March this year with our little girl. Within a few days we reported : broken window catch on front window, broken oven door, loose hob, gas fires not working, radiators not working, problem with toilet, problem with hot water tank. Nothing has ever been done. The toilet was unusable for five days before it was fixed. Two months ago the water tank in our dd's room sprung a leak, ruined clothing, bedding, and caused black mould in cupboards upstairs and down. The ll patched but did not fix it and hasn't come back to sort out the mould. We woke up one morning to find rain water pouring through the ceiling in the kitchen extension. The ll removed the roof, nailed on some black plastic and left. That was nearly two months ago. the letting agents are rude, unhelpful, don't respond to emails or calls. I've been in and they just treat me like crap, just shrugging and saying "Theyre really awkward, aren't they"
I am just and it seems there is nothing I can do. We've got 6 months left on the tenancy and I just want to leave.
I LOVE to make it public how useless they are but can see that would get me into trouble, I'm on the point of having a meltdown their shop just to release some frustration. HELP!

Bill them for the damage done to any and all of your property, along with a letter detailing that the disinterest and incompetence of the landlord's repairs has caused it and instructions that if payment is not made within 28 days you will take them to small claims court. Include any photographic evidence, quote the parts of your contract that say the landlord is responsible for upkeep of the property, keep a signed and dated copy yourself and deliver the other using a recorded service.
Good luck.

involve the local authority. they can produce a report on the defects which will support for argument that the landlord is in breach of the terms of the tenancy agreement. get photo evidence as well and estimates of the cost of damage. you can bring a claim against the landlord for your loss. if it's uninhabitable you can leave but get advice first: Shelter are good.

They sound like the proverbial nightmare landlords.

There are things you can do, though. Try getting in touch with Shelter. They have a helpline and are a good source of support.

the landlord is not responsible for damage to your property, but your tenant's insurers are.

staggered that you even moved in to this place with all these obvious faults. Is there a gas safety cert? It is illegal to rent the place without. Has the landlord responded to you in any way? You are entitled to their contact details. Your contact is with the landlord and they are the ones to go for.

anyway, get on to shelter and start house hunting. Forget the agent, unregulated industry - but your landlord is regulated and you can get out.

Thanks everyone.
I've put a complaint in with the letting agent, and left a voicemail with the ll saying I'm not happy and am looking into taking things further. The agent has promised a plumber will contact me, but the ll will have to be consulted as there is a callout fee and they won't want to pay it. And round we go again.
Each time we rent we learn something else, a new thing to check, a new question to ask. It does seem naive that we didn't notice the problems, although in previous houses there would be no problem in getting things fixed, a quick call and a professional tradesman would be sent. We will be super vigilant next time!

Does anyone know if there is a ratings type site or directory for agents at all?

Hi OP, look on their website. They might be regulated by ARLA or the RICS. Sadly, they do not have to be regulated.

It may be worth asking them for a copy of their official complaints handling procedure. Mind you, they might not have that either.

I will.

OH is going to pop into the council and speak to someone on Monday too.
We also spoke to our neighbour today, and years of frustration came out from her, it seems there have been constant problems, affecting her property too, and some definite
dodgy workmanship (known dodgy fellas patching up the extension roof, drunk, drinking Stella and being told by the ll "Just make sure it lasts the winter")
She has contacted the agent many times, and they've reacted just the same as they do with me. She's willing to back up any complaints with her experience too

They are a member of the National Approved Lettings Scheme, who have a complaints procedure

I let a house through a big agent that was an ARLA member. Useless tossers from the word go, Had to go straight up to the top management within two weeks because none of the staff would answer the phone or return emails. There was ONE competent staff member in the entire place who took on my case later, and it fell apart again when she left.

ARLA, NALS etc stops them running off with your money. Doesn't mean they do any work or give any service, I'm afraid.

hope you can get out soon because this landlord is shocking and does not deserve your money.

Perhaps your OH could also talk to the council about sending the environmental health officer out for a look at the house.

Are you in a position to rent somewhere else? I only ask because if a tenant kicks up enough of a fuss, landlords have been known to agree to let them go early - but if you get offered that, make sure it is all done properly.

We'd need to get a deposit and first months rent together.
Our deposit is obviously with the DPS, but will the ll have to sign off on the house? What can we do to make sure they don't say we damaged stuff abd take our deposit?

that's the point of the DPS. Your money is protected and the landlord has to prove you damaged something. Read up on the dispute procedure now, so you are ready to open a dispute if needed.

these schemes are set up to protect tenants.

Fantastic, thank you all so much!

Environmental health due to arrive on Wednesday afternoon after a call to the council, and miraculously landlord appears, out of the blue, with an actual roofer, and a brand new oven!
I nearly fell over. He has put in the cooker, organised for a plumber and gas fitter, fixed the radiator, all of it!

I'm not sure what happened, if the council contacted him, he never mentioned it.

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