Do you think this is an ok letter to the LL?

[HesterShaw]

Firstly, I am writing so that I have a record of what was said and when it was said. I have talked to him about these issues before and nothing has been done. On this very wet day today, I have water leaking in through the kitchen near electrics, and I have had enough. I don't want to piss him off, or give him an excuse to evict or put the rent up, but I am so sick of the cold and damp. We can't move anywhere else, because there's no one who will accept the cat. He lives 300 miles away and we have seen him about four times since we moved in seven years ago.

"I hope you're well. I just wanted to remind you of a couple of issues with the house, which are getting to the stage that they need attention fairly urgently.

Firstly the bathroom ceiling, which you saw last time you were here. It's a job which is beyond either of us, as it needs re-plastering. The condensation when the shower is on has caused it, even though we leave the windows open or the dehumidifier on every time it's used. This condensation is worse than normal on account of there being no extraction or heating in there. This damp has caused the untreated wood in the bathroom such as the beading around the skirting boards and behind the toilet to start to rot.

Again, the kitchen walls underneath the conservatory lean-to have water leaking in when it rains and when the wind is from the east (like today). I mentioned this last time you were here, and over the last very wet and cold winter, it has got considerably worse, with paint and plaster flaking off and mould growing down the corner. I think if it is left much longer it will become a structural problem

This is in addition to the general damp in the kitchen caused by the cold and the lack of extraction - I'm afraid the oven which you bought only 18 months ago is already starting to rust, even though again we have the dehumidifier going or doors and windows open when cooking. I try my very best to keep the house mould-free e.g. I varnished all the wood, which was all untreated, in the house when we moved in - kitchen worktops, cupboards and doors - but there are stubborn patches of it appearing in corners everywhere.

Perhaps when spring comes and everything dries out and warms up, it would be a good time to get things sorted with the leak and the bathroom ceiling, before another very wet spell does more damage?

I look forward to hearing from you.

With kind regards,

blah blah

Is he legally obliged to sort this out?

Forgot to say that when he was last here, he told us to sort the bathroom ceiling out ourselves and he would pay for the materials. That's not really on is it?

I think the letter sounds fine. There are certain legal responsibilities he has. Every local authority will have a department that deal with private sector properties and they can serve enforcement notices if anything is considered to be a hazard. They can aso make recommendations. The only problem that can come with taking this route is that he may just serve notice instead (if you have an AST). I think approach direct first of all if you have been good tenants he may want to keep you happy.

There's no agent and we have always had a good relationship. Like I said we have barely seen him in seven years and we have never given a moment's trouble.

I don't know if it's a hazard as such, being this cold, but it's certainly miserable. Luckily we're both healthy and strong and it doesn't affect our health adversely.

He sounds like a turd. Why do people let their houses rot? No, it is not your job to fix the ceiling - it's his. It is his house. He charges rent to cover these things and can write the cost of repairs off his tax bill! I've no idea what his legal responsibility is, but can you contact shelter to see what they advise?

And I think I have tried to word it in such as way as to make it clear I am concerned about the structural integrity and value of the house rather than just complaining. Could I make that clearer, do you think?

Gosh, contacting Shelter? Really? Call me naive, but I've always thought that was for people in trouble rather people like me

Could you put some time dated photographs in with the letter? Might help him understand how bad the situation has become.

Well I could put some current ones in. Daftly I had never done any before.

I'm kicking myself really. I found a letter dated August 2011, and I was raising the same issues then (one of which to be fair, he rectified - the short circuiting oven. But the bath which was leaking through the ceiling into the kitchen we had to repair ourselves.)

Time just went by and I was very busy, and I didn't realise how bad things had got until today's apocalyptic rain. You often don't look at what's under your nose and I just looked at how minging the house was :(

Personally, I would rehome the cat and move.

Well I'm not going to rehome a dear member of our family, so thanks for the suggestion, but we won't be doing that.

Ok. Just a thought. I couldn't live in accommodation like that. I'm appalled that you have to put up with it.

I can't imagine that no other ll's accept cats . Some may ask for a larger deposit. It sounds more than superficial damp or condensation if an oven has rusted in 18 months, it won't just dry out. tbh I think you may have been too accommodating and casual over the years, if your tone of writing the letter is anything to go by, and he is taking advantage. Be more assertive and bullet point the problems with a specified time for him to come up with an action plan.

Well if you start looking you might find someone who will let you have the cat. I assume you are on a rolling contract so only have to give a month's notice and new rental properties come up all the time.

As for the letter, it looks fine. Quite a bit friendlier than I would have written it.

Actually excess cold IS considered as a serious hazard and environmental health can force the landlord to take action. Not sure how this all works in practice though.

Other landlords will accept cats. You need to ask. I'd get out of there, it sounds like a dump.

It's not a dump. It's just damp! Granite houses almost always are. And we like where we live, the village I mean.

Ok, will make the letter nastier. I can be assertive. Grrrr.

And thanks for the advice on pets. They always say as standard no pets, and agents always say don't even bother asking, but I will now.

Hi Hestershaw

Firstly I think your letter sounds fine. I think be friendly but firm at first and then if LL doesn't respond then you can ramp it up a gear.

We lived in a rental house last year that had rising damp and mould in every single room. If I didn't spray it every day with mould spray it would be out of control.

Our LL was rubbish until we finally reported it to the environmental health. Unbelievably because I cleaned the mould and it wasn't therefore floor to ceiling, he couldn't place an enforcement notice on the property. However he did contact the LL and advise him that he should take action on the repairs necessary. If anything it will kick start him into realising the situation is serious.

I can't believe people are happy to let their properties deteriorate. I know it's expensive to get work done but long term it is the right thing to do and most certainly the right thing to do by way of treating his/her tenants correctly.

I hope you get it sorted. You certainly shouldn't be living like this. I know how much it can get you down. Wishing you luck in getting it sorted out.

Yes cold is a hazzard.

Thank you preggers.

I know cold would be a hazard if I was old, or ill, or was an asthmatic. Luckily I'm none of those things