Building works, rent reduction, and an AWOL landlord

[MyLandlordIsAWOL]

I'm at my wit's end.

My landlord wants to do some major, long overdue building works to the outside of my house. For the duration of these works (6 weeks), I will lose access to both my parking space and garden.

I have an unusual vehicle with an unusual insurance policy - if it's parked somewhere that's not secure (my driveway is gated) overnight then the insurance policy is invalidated for theft and malicious damage. It's got very poor security and is very conspicuous (when I'm driving, people nudge their friends and point at it, it's a bit of a showstopper), so would attract vandals. It's a rough area, and vandals are ten a penny. This vehicle is one I use to earn a living, not because I'm into flash vehicles.

If it's left on the driveway, there will be nowhere for the skip to go, and it will be in danger of being damaged by the landlord's builders.

I've offered to move it to an offsite secure location at the landlord's expense (£95/month). This will cause considerable inconvenience to me, and make it almost impossible to use it to earn money as it can only be accessed during office hours, but I've tried to be flexible.

I've also asked for a rent reduction in relation to the loss of use of the garden, which will be totally taken up by scaffolding, and the dust / noise / inconvenience / loss of privacy associated with the building works.

I can't have a situation where I'm either paying twice for the same thing (parking), having my vehicle insurance invalidated, or have it damaged by the landlord's builders.

However, both I and the letting agent have tried to contact the landlord to get this sorted out. The LA say the LL has to authorise a rent reduction. The LL is blanking us all.

The scaffolders are due to turn up on Monday. I'm at my wits end at this point. Do I just deduct rent at the end of this month without permission, or do I refuse access to the scaffolders when they turn up?

Id focus on the parking issue. Both cost of alternative parking and any loss of earnings related to it.

If you've not already given permission for the work to commence on Monday then I'd keep the vehicle on the drive and turn the scaffolders away.

Just make sure that your LA and LL is very aware that you're not able to free up the drive until alternative parking has been arranged and paid for.

Tell the LL and LA you're proposed solution. But also give them a chance to arrange alternative secure parking that you can have 24hours access too.

Letting agent has been given the chance to arrange alternative parking (I even asked if they had a spare space in a staff car park) but they have declined to organise this.

Unfortunately I've been unable to find any secure parking with 24/7 access and electricity (also vital) within the area (and I've looked 15 miles away) so the loss of earnings issue is fairly intractable.

BUT by sheer coincidence, I have a gap in bookings which coincides precisely with the builders own 6 week timeframe for getting the building works done. So long as the builders are out on time - I will not have to cancel any confirmed bookings. I'll still have to turn away any short notice bookings, but I can't prove loss of earnings on that front. Thankfully the vehicle is not my sole source of income - just my most profitable one.

However, the LA is refusing to guarantee that the builders will actually be out when they say they will be. They can't give a guaranteed exit date at all. I'm in the wedding trade - I have bookings for weddings and a wedding fayre (vital for securing next year's bookings) and if they overran by 3 weekends I could easily lose £2-3k, as well as ruining people's wedding plans!

I'd do as @worrybutterfly suggests. Refuse to move car until resolution. Your agents act fit their client - surely they must be contactable, but if they are refusing to address the situation, I imagine you are within your rights here. Maybe ask a solicitor? Don't just deduct rent.