first time renting, where do we stand with this? help appreciated!!

[StrawberrytallCAKE]

We moved into a lovely farmhouse in the country in December, since then we've had a few problems with it. It is our first time renting so we're really not sure where we stand on this or what to do next.

• on moving all of our belongings in we realised there was a fly problem, called pest control round and the house had cluster flies so we had to leave whilst they fumigated. The LL came round to clear up the next morning but in some of the high lights we still have dead flies.

• There are harlequin ladybirds living in the house, I am constantly clearing them out and in one of the rooms in particular there were at least 100 I had to clear on moving in, they have a very distinctive earthy smell too which isn't pleasant.

• At first the LL kept 'popping round' without letting us know to check various things until my dh told him this wasn't on and as per contract he needed to give us 24h notice.

• The oven leaks and the timer is broken back into it so I almost cut my finger every time I try to put it on.

• Last week I smelt gas and called National Grid who came round and said the gas leak is 25 times over the safe limit to one of the old appliances in the house (which is unusable) This has been the case since we moved in and I am really upset with the health aspect of this for my 3yo dd. Shouldn't this have been checked?

• The LL has put sheep in the field we were told was included with the house without consulting us. I came home yesterday and there were just sheep everywhere!! He doesn't get paid to have the sheep but he has just told someone he knows that they can keep them there whenever they like!? We were really enjoying walking in the field with dd and she is petrified of sheep. We were also hoping to have a party there in June.

• We have mice in the attic which we have had pest control round for again and my dh has had to remove some dead mice from them and there are bats living under the guttering right next to my head so it wakes me up.

• We were told the gas bills would be average, we received a bill for £500 for one month.

We called the LL regarding the sheep but he is overseas and said he has more important things to be doing than dealing with this now!? He also refused to have them moved before basically hanging up on dh. He is back next Tuesday and will be coming round to discuss issues. I totally understand living in the country means there will be animals and pests but how did he not know these things before we moved in??

What would you suggest we say to him or do? Do I have the right to be upset?

Sorry for long post and thank you if you got this far!

Yes you have the right to be upset.

Firstly do you have a gas safety certificate? Your LL should have given you one when you moved in.

Do you use an agent or are you renting direct from the LL?

Your gas bill is that expensive because of the leak.

The leak should be dealt with asap. As in today. Ring your LL and tell him the repairs are urgent. If he is abroad and there is no one left in his place, get the work done and when LL gets back get him to pay or reduce your rent by that amount.

The other things like insects - wait untill LL is back, write a list of things that need to be repaired/treated. If LL fails to action them, then to be honest I would be looking to move at the end of your lease. If you are on a long lease the these would be grounds to break the lease early.

The sheep in the field - you need to check exactly what is in your tenancy about the use of the land. Do you have 'exclusive' use of the field in writing, or were you just told by the LL, if its the second let it go - not worth the energy to fight.

Bats - are protected neither LL or you can do anything about them. Mice would probably come under your duties - housekeeping and maintenence. They are a 'feature' of country life. Ask LL to make the house as mouseproof as he can but mice are an ongoing battle that can IME can be controlled rather than eradicated in country houses.

Go and buy a carbon monoxide alarm for you own piece of mind.

If your LL wants to be an arse, don't forget he has broken the law by renting out a house without a gas certificate (and you wouldn't get one without checking for leaks, old appliances etc) and you can report him for this.

Also, try and get everything that you need to be done put together on one list so that you can give it to him on Tuesday, rather than constant dribs and drabs (it shouldn't matter but if he is as much of an arse as he sounds, then this may be the better way to deal with it).

Thanks Oreo, I called the letting agent today and she said although we discussed being able to use the field she didn't approach the landlord or write it into the contract and as we didn't bring it up again she left it as was. Strange as it was a week before we moved in that we discussed it. She did say she is sure the LL would be happy to have the sheep removed but it wasn't that way when DH spoke to him. I was under the impression that the letting agent would be managing the property but it seems the LL is managing it (not very well).

National Grid cut the pipe off that was leaking so we are safe where that is concerned and they also checked the rest of the appliances in the house. I will most definitely get a carbon monoxide alarm though.

We will definitely get a list together for the 'meeting' next Tuesday.

Thanks again.

The property has to have a valid gas safety certificate (renewed annually) before it can be let. That means your LL has committed a criminal offence and should be reported to the local HSE office.

If there starts being crossed wires between LL, agent and yourselves put everything in writing to both of them every time you correspond, and after a face to face meeting you can write up a summary.

And double check about the gas cert (although if he is using an agency I think he would have had to provide one).

Hopefully its teething troubles and will settle down after you speak to LL when he gets back.