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Landlord advice needed for DD

26 replies

FeatheryFlorence · 23/11/2025 00:10

DD is renting a flat with two friends. It’s a basement flat, and when they viewed it and agreed to take it on, the blinds/curtains were drawn.

The flat has three rooms that look out onto a light well, and when they arrived at the flat and opened the blinds, they noticed that the ground floor of the light well was full of nesting pigeons and piles of pigeon shit. If they opened the windows it stank.

They complained to the agent and landlord, and they sent someone to clear with pigeon shit. He came twice and has not been back, despite the promise that he would come weekly until they could organise netting.

They have complained repeatedly to the landlord and the agency, and neither are responding to phone calls or emails - they’ve had no response for months now, and the pigeon shit has built up again.

They have been to Environmental Health, who told them to contact CAB. CAB told them to contact Environmental Health. They are now in a circle of no response from the agent or landlord and getting nowhere with Citizens Advice or Environmental Health.

Where can they go from here?

OP posts:
VanCleefArpels · 25/11/2025 07:41

AllTheChatsAboutTea · 25/11/2025 05:47

Most leaseholds require the leaseholder to maintain the parts of the building that they are responsible for. I’d bet there will be covenants which, broadly speaking, state that the leaseholder shouldn’t allow pigeon shit to build up..!

Although OP’s daughter has no legal relationship with the freeholder, she can make them aware that the leaseholder is in breach of his covenants. I doubt the freeholder would take no action and stand idly by whilst their property is being damaged by the leaseholder’s breach.

It’s been a while since I worked in property litigation but, in a dispute like this, I’d always start by obtaining the documents from HMLR.

Edited

This might only be the case if the light well by the basement flat is within the leasehold demise (in the same way as, for example, a balcony might be).

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