Private Tenant advice needed urgently- furious

[MamaGeekChic]

Looking for some advice please on where I stand and what I can do.

I've been a private tenant in this house for 2.5yrs (always paid on time, no trouble etc etc not that it's relevant). I've informed the letting agency twice that there's been a leak/damp patch on the kitchen floor, they've done nothing, it's not been bad enough for me to continually chase. It's been worse over the last few weeks and caused damage to the lino, I called again and explained and asked them to come out to see it with a view to getting it fixed, we arranged for the letting agent to come out on wednesday which she did, took pictures and told me she'd be in touch soon. I've been at work today, my phone has been on all day, I've come home and the lino has gone, leaving a concrete floor. I've had no contact and god knows who has been in my home without my knowledge or consent. I'm livid, I feel like I've been burgled or something. I've also got a toddler and no information as to when it's being replaced. i've called the office but there's no answer at this time. What should/can I do/say?

Draft a stiff email quoting relevant passages from your contract about notice needed to enter a property. Keep it brief and ask when the flooring is being replaced. Don't start threatening legal action or demanding compensation at this stage, wait to hear what they have to say. If they ring, tell them that you are busy and you would prefer that they reply by email, that way everything is in writing.

Thanks! too late I'm afraid as I've spoken to him now. I'm actually more annoyed now than I was before. They won't replace the floor until it's dry so I'm stuck with it. He's coming out tomorrow morning to check it.

Did they discover the cause of the damp?

They think it was the washing machine.

Mama that's outrageous. Regardless of having to come and do the work, they have basically violated your tenancy by entering your home with no notice or explicit consent.

I am currently a landlord and a tenant (long story!) and I would never dream of going into the tenant's house without not just giving them notice, but getting confirmation back that this was convenient.

Similarly, I would not allow entry to my rented house to anyone from or on behalf of the agency without a confirmed appointment. And I have a very large dog, who makes sure no-one comes in if I'm not home! Although what she's actually saying is 'Come on in, it's all insured', she does look v fierce.

Do you have your landlord's address? It should be on your tenancy agreement. I would be writing a letter directly to him, telling him what the agency have done. As a landlord I would be livid about this. However, we all know there are good and bad landlords. But I also know for a fact that there are appalling rental agencies too - I have fired 2 over the years.

my landlord actually lives next door althought we rarely see him. should I just pop a note in his door?

We are in private rented and I remember our agreement says that the landlord, or persons acting on their behalf cannot enter the property without notice. God, I would be fuming too, it is a violation and horrendous to leave a concrete floor like that, especially when you have children. Take a photo as well as doing what the above posts say.

I might be tempted to drop him a note explaning what the agents have done and ask whether (s)he's aware that they're violating the terms of your tenancy agreement.

I would definitely drop a note through his door.

My SIL had exactly the same set up - rents out a small cottage at the end of her vair long drive, but does it all through an agent so she doesn't have any unpleasant confrontations. When the last tenant vacated (on Christmas Eve) they put a note through her door listing all their complaints about the agent, who was trousering a nice percentage of the rent. She wishes they had told her sooner, she could have changed the agent.

So the LL may not be aware of the agents' actions.

Any update Mama?

We are in private rented and I remember our agreement says that the landlord, or persons acting on their behalf cannot enter the property without notice.

it doesn't matter what is in the contract. unless it is an emergency (as in blue lights) no one is allowed into the property without the expressed permission of the occupier.

hope it is sorted soon, even though it was a weird situation.