Private landlord help

[Nonotmenori]

I've recently moved into a flat by myself. In the 6 weeks I've been here I've had nonstop issues with electrics, fridge and cooker completely dying, a leak under the sink. The list is endless. The landlord sends their son in to 'fix' the issues.

Last week the kitchen sink was blocked and the water was pouring out of the washing machine. The son came came the next day told me I need to take off and wash out the u bend every month. He left the flat and put drainer fluid down there and left it for a day. He comes back again and that hasn't worked. Then he's back again Friday and apparently it's working again. No idea what he's done as I'm very vulnerable with cancer currently going through chemotherapy and can't be around anyone or in the flat when he's fixing things.

Sat I received a text mess from the landlord stating they will no longer be responsible for any mishaps that are caused and that I should use hot soapy water to clear grease and I shouldn't put down any oil in the sinks. I sent back a messages letting her know I've never put anything down the sink especially oil. I'm actually annoyed they can even accuse me of this. Sunday I decided I'd do a clothes wash. Que the sink filling up with water again. I've recorded it and taken a photo of the machine as the water in the sink is draining into the washing machine again. Texted landlord who has read my message and still no reply. Over 24 hours now. I don't know what to do. Can I terminate my tenancy as I don't feel like I'm in property that's been checked over correctly or is safe. I'm currently having to use a cup to take out water from the washing machine I can't use. Can I get a Plummer myself and deduct the cost from the rent? I'd rather cut my losses now as there has been so many issues in such a short space and find another flat to rent landlord seems not to care about anything.

Tenancy agreement is 12 months subject to special conditions.

I'm aware I may lose my deposit, but is there anyway that can be saved? What legal leg can I stand on here as citizens advice have said she is responsible for repairs, but how can I enforce that?

Thank you

Sorry, you can't do either of those things.
A tenancy agreement is binding. You could ask to be released from it but you may not have any luck. You cannot just get a plumber and expect them to pay for it.
However they are in breach of the tenancy agreement (assuming white goods are part of the inventory) and it might be worth getting some advice from shelter or even money saving expert about what to do in case of the landlord breaching the agreement.

Hi Code, yes they are part of the tenancy. How do I enforce they pay when it's not an issue I've created? This issue has been there quite some time hence the water damage under the floorboards. Surely by her refusing to fox this that's in breach of the contract so I should be able to get out of it. I wouldn't have an issue with being here had there not been so many issues. The previous person here died and was very elderly and lived here a long time. I just want a flat that works. I've paid my rent, deposits etc everything on time and in good faith. Where do I stand if she's not going to respond or fix the issues? I'm sick and actively going through chemo. Appreciate that might not be their problem, but I should be protected some way?

This is a blockage beyond the u bend and you need to state this to the landlord. X has been out on y occasions and is staying it is the u bend due to the sink filling up when the washing machine empties this indicates the blockage is beyond Z ( where the washing machine plumbing enters the main plumbing). I request that a qualified plumber attends to investigate and resolve the problem.
Send in writing dated and not by text.

Thanks @Lonecatwithkitten but they're not responding to anything so what do I do now? They send their imo unqualified handyman son and he's not doing the job correctly. I told them when it first blocked it was a blockage further down in the pipes. All he's done is put drain blocker fluid down there and left it for a couple of days. I've had untold issues with these people since I moved in. Now they're ignoring me I feel I've no choice to just go and hand back their keys. It's not my responsibility to fix the issues they've had and choose to ignore and want to blame on me. The machine and sink are still not working I'm feeling like I've no choice as letting agent was only hired to find a mug I mean a tenant.

Meant to add, if the blockage could be removed with drain fluid I'd she done that myself.

You haven't reached the stage where anything you do in regards to stopping rent or returning the keys would be legally justified if ever.

You need to start doing things officially. Write a formal letter asking for a response in x days, and action to remedy it in x days or you will seek professional advice and report. Send it registered.

You could get a plumber in and ask for a report and send to them again asking for actions to be taken in account of the report and ask for a reduction in rent in accordance with cost of the small our but they might still ignore it.

If they do at this stage you'll have more support from agencies or possibly the council but by then, it's very possible you'll reach towards the end of the 6 months.

You could start looking for elsewhere and if they still haven't responded or done anything, ask that for the benefit of both parties, they would agree to end the tenancy early.

Hi @dontdisturbmenow when do I reach the stage then? In five weeks I've been without a cooker for over 7 days, a leak under the sink which stopped me using water for 4-5 days. No hot water in the sink for 2 days. I've asked for the meter key since I moved in still not had that. I've also asked for the bathroom window key as there isn't one and none of the other keys work. Now I've been without the sink and washing machine for a week and they're not replying completely ignoring me as for some reason seems to think they're not responsible for repairs even though they are. I shouldn't have to have this much trouble so soon into a tenancy. Where do I stand if I'm sick can't go out to post letters, can't afford to pay for plumber and they won't come back to me. Surely with all that I can find somewhere else to live and hand back their keys? I shouldn't have to sit sick in a flat without the basics.

@dontdisturbmenow sorry meant to ask what if they don't agree to terminating early? I'm too sick and can't really be dealing with this headache on top of staying and having chemo and staying safe.

You need to get everything documented in Recorded delivery letters or emails with read receipts. If it just doesn't get better then you can formally give them notice that you intend to end the tenancy early for the reasons that they have not complied with their responsibilities as per the tenancy agreement. The onus would be on them to take you to court to force you to pay the outstanding rent if they didn't agree to end the tenancy early, and if you have sufficient evidence that they have failed in their duty then you will probably win. However that's a way down the road and something you don't want to have to do if you can avoid it.
Did you go through an agency?

The problem is that they have until now dealt with the issues so you can't hold this against them. It could be very bad luck that there've been all these issues. Even the latest issue, they came twice and you only reported it not resolved two days ago, one working day. That would not be considered unreasonable.

So really, however frustrating it's been so far and I totally sympathise I don't think legally, the landlord can be accused of not netting his duties and be justified to stop payment or expecting him to end the lease.

Ignore all other advice except for documenting/diarising the issues and response, and speak to environmental health at your local authority. They are responsible for issuing enforcement notices forcing the landlord to repair the issues. Poor sanitation/disrepair comes within their remit. You personally will not be able to compell your ll to carry out the actions required. Were you given a gas safety cert before you moved in and have you received the how to rent booklet and prescribed information re the deposit?

Sorry for the delay. Yes I was given a his to rent guide, but no gas safe Ceri. I don't think there is gas here everything is electric. I've kept all documents they still haven't responded to Sunday's messages, but the read records are read on Sunday. I did report it and nothing it's been 24 hours. Still got the issues with nothing working. I, keeping everything including photos of when I moved in s it was filthy dirty. If they want to take me to court that's fine I have evidence of everything. The letting agency only was hired to find a tennant aka a mug, me. There is mould on the walls with a paint covered trying to hide it.

Sorry for spelling I've fat fingers. My deposit is with the deposit scheme and I've a certificate for that.

@dontdisturbmenow the issue hasn't been dealt with as it's been a week since first reported. Their son imo isn't qualified to do the jobs they're having him in doing. All he came in and did was put drain unblocker down the kitchen sink. Any water from the sink ends up in the washing machine and if the machine is on the water fills the sink up. I reported this issue and it's still not fixed. Sat they texted me saying they're won't be responsible for any further repairs even though it's not fixed. A week is too much time to be without the basics.

Phone Shelter. They are brilliant. Think they will do an on-line chat. They will tell what to say, they have pro-forma letters etc etc. This is exactly their area of expertise.

@areallthenamesusedup I've tried and I can't get through. I have reported to the council, but that could take ages for them to come back.

Sorry to hear that. I think they have an on-line chat. An alternative is Citizens Advice: they will give the same info as Shelter and can help with wording letters, emails etc. Again, some areas are doing on-line chats. Oh, have you tried MacMillan? In our area MacMillan have paid advisers who work physically at Citizens Advice. Those advisers are brilliant and would go into battle for you. Good luck. Its awful you are having to go through all this.

Thanks @areallthenamesusedup I spoken to citizens advice yesterday and they referred me to shelter. I'll try McMillan again tomorrow it's all such bad timing really. All the phone lines are busy or you end waiting two hours on hold.

Oh blimey, you really do not need all this. I am not an expert but I have just looked at the Shelter website. If you go on to their home page, then go to the get help section (it is on the banner at the top), then on the "Get Help" page....then scroll down they have an on-line chat facility.
Make sure you tell them you are going through chemo.
It will be closed now but try first thing. It is worth trying to get hold of them because they will be so good once you manage to get through as this is all they do, all day if you see what I mean. Good luck.

I have been looking at the other advice on here. It is all really well meaning but I am not sure its fully correct. I could be wrong. Yes, keep notes of everything but there are so many breaches you are experiencing I really think you need expert help. See my next mail. Good luck!

Did you pay a deposit and were you given the prescribed information?

Thank you. I'll call the, again and hope they class me as an emergency even though I'm not homeless. I've arranged viewing in other properties just in case and to get the ball rolling. If I have to lose my deposit so be it. It's a small price to pay in the grand scheme of things. Thanks again for your help x

@Cinderella66 yes I paid five weeks rent upfront deposit plus a months rent In advance. It's protected by the deposit scheme thing I've a certificate of that.

I think it may be easier to get someone’s attention through the on line chat rather than calling. The link is on the website on the page I have described below. Once you have got someone’s attention on the on-line chat they may call you. Good luck.

the issue hasn't been dealt with as it's been a week since first reported
It's been a week and they've taken action. That action did solve the matter but it's now only been days since. Not undermining your frustration, this is unlikely to be deemed a failure on you landlord yet.

So you do need to follow it up. Write again, in an official letter to say that the previous action has not resolved the issue and confirm again that you do not act in any manners that could exacerbate the problem. Say that of you don't hear back within 48h, you will escalate the matter and gave already contacted shelter.