DS's rental pouring with water

MumToTheResue · 2023-01-05T16:37:31+00:00

I hope there's somebody that can give me some advice on this. My DS has just returned from his stay at home to his rental flat in London. He noticed that there was a line of water across the ceiling and down the wall that stopped near a socket. He's just arrived home from work and it's even worse with it pooling all along his floorboards. They have now also lost electricity. Here's the problem, his landlord is absolutely useless and is not responding to messages. He's had umpteen problems since moving there last summer and if it's not one thing it's another. He lost gas heating for a full week during the cold snap in November! He works for the NHS and he's on a very limited salary, moving is not an option due to work. The main thing is the fact that he doesn't want to incur any costs calling anyone out as he can't afford it and the landlord should be dealing with this. He doesn't believe that the landlord would reimburse him anyway. Someone did come last night, looked at the water across the ceiling and down the wall before it got worse, and they said that he might need to take part of the ceiling down! Bearing in mind that he's only really got a bedroom with a very small ensuite and a kitchen area, this is going to be so disruptive for him. My poor DS really stressed, and if he had a good landlord who would be dealing with it all well and good but at the moment he's at a loss what to do. We are nowhere near to go to him and even then there's nothing that we can do. To add to all this flat is split up into what we believe is actually illegal. It should have a fire exit but it doesn't he shares with another person and they have a bedroom at the front of the house, kitchen in the middle and his bedroom which would be like over the downstairs kitchen return. I'm not sure what I'm asking for really, but does anyone know if any landlord services and emergency services that can be called that will be directly billed to the landlord? Sorry for the ramblings.

PrincessofWellies · 05/01/2023 16:45

He needs to contact Environmental Health at his local council and ask them to attend as this sounds appropriate for a Hazard Notice to be served which will force the landlord to carry out emergency repairs. It will also protect your son from eviction for the next 6 months if a HN is served.

HappyTalkingTalkingHappyTalk · 05/01/2023 16:46

environmental health can force LL to make repairs. Not an instant fix though I don’t imagine.
Is it a private rental rather than agency?

HappyTalkingTalkingHappyTalk · 05/01/2023 16:46

Ahh x post

good96 · 05/01/2023 16:47

Does your DS rent privately or through an agency?
You could contact a housing ombudsman and go through that route if you’re getting no joy direct with the landlord.
I know you haven’t mentioned this, but I would advise him to continue to pay rent as they can serve him with an eviction notice….
Is there no other properties nearby that he could possibly house share with just to get out of this sh1thole?

Original poster

MumToTheResue · 05/01/2023 17:17

Thank you for all your advice everyone. It's been really helpful.
At no point has he stopped paying rent. This has been despite all the problems with leaks in the shower where sewage was coming up, no heating and heating, which is intermittent. He and his housemate saw an advert with a leading London agency and pay the landlord through them.
They did contact the estate agent once who told them not to deal with them and any problems should be directed to the landlord.
DS has told me that although the landlord has seen his message, he is still not responding!

Once again, thank you everyone, I will keep you updated.

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HappyTalkingTalkingHappyTalk · 05/01/2023 17:21

Maybe tell him to start asking the LL about compensation. That might shift them!

england.shelter.org.uk/housing_advice/repairs/compensation_for_disrepair_and_poor_conditions

Treacletoots · 05/01/2023 17:23

Oh god. This is a nightmare and I'm so sorry for your DS. I have a plumber in my contacts I can send to emergencies at my rental at short notice and I keep him well stocked with gin at Christmas to ensure his loyalty...

I'd advise your son to send a final message to his LL saying. "There is an emergency situation in the property which needs resolving. If I don't hear from you in 15 minutes I will be calling an emergency plumber and they will bill you directly. I also will require alternative accommodations during any repairs so will be sending the bill to you for my stay in the local premier Inn. I'm sure your insurance will.cover this, but if not, let me know.

That'll make him respond, hopefully.

Original poster

MumToTheResue · 05/01/2023 17:27

HappyTalkingTalkingHappyTalk · 05/01/2023 17:21

Maybe tell him to start asking the LL about compensation. That might shift them!

england.shelter.org.uk/housing_advice/repairs/compensation_for_disrepair_and_poor_conditions

He's asked for compensation before in regard to the loss of heating and the sewage, but nothing materialised! I don't think asking for compensation is at all possible.

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Original poster

MumToTheResue · 05/01/2023 17:29

Treacletoots · 05/01/2023 17:23

Oh god. This is a nightmare and I'm so sorry for your DS. I have a plumber in my contacts I can send to emergencies at my rental at short notice and I keep him well stocked with gin at Christmas to ensure his loyalty...

I'd advise your son to send a final message to his LL saying. "There is an emergency situation in the property which needs resolving. If I don't hear from you in 15 minutes I will be calling an emergency plumber and they will bill you directly. I also will require alternative accommodations during any repairs so will be sending the bill to you for my stay in the local premier Inn. I'm sure your insurance will.cover this, but if not, let me know.

That'll make him respond, hopefully.

Thank you, yes, I think it might come to that, although the landlord is so lax.
If he could send the bill to the LL that would okay he just can't afford to bill itself! 😢

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Original poster

MumToTheResue · 05/01/2023 17:31

By the way, I have been on Mumsnet for years, but I've name changed for this post as I've discussed it with family members who are also on here. If you heard or saw my regular username you would know me as I am an avid contributor to the site!

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thepatronsaintofbubblewrap · 05/01/2023 17:34

This is why I hate landlords.
It is the job of the letting agency, what's the point of them otherwise?
You have my sympathies

Didyousaysomethingdarling · 05/01/2023 17:45

Does your son have contents insurance? I think this sometimes pays for alternative accommodation when the property becomes uninhabitable. Perhaps look at the policy.

Original poster

MumToTheResue · 05/01/2023 17:46

Following Mumsnet's advice, he has told the landlord that if he doesn't get a response and someone out by the end of the day, he will be calling Environmental Health at the local council in the morning!
Hopefully that will put the shits up him and he will move his arse?!
Thank you again, you've helped eased my nerves and hopefully he'll get some action!

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Original poster

MumToTheResue · 05/01/2023 17:49

Didyousaysomethingdarling · 05/01/2023 17:45

Does your son have contents insurance? I think this sometimes pays for alternative accommodation when the property becomes uninhabitable. Perhaps look at the policy.

We did get him an insurance package for 1 year when he moved down so I'll tell him to have a look at that. To be honest I think he'd rather stay in this flat as long as it's sorted although if the ceiling has to come down I think he will have to move out!
It's just such a worry with the loss of electricity as obviously it's being compromised by the leak 😢

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TheGander · 05/01/2023 18:20

I’m a landlord and my property suffered a leak in November. This is what I did: attended the next day and contacted the freeholder ( it was a pipe external to the flat so they were responsible for the fix). when it became obvious this was not going to be sorted n a couple of days I put the tenants up in a hotel for 10 days at my expense. There too, the water was tracking across the ceiling and down onto the bedroom carpet.
It sounds like your DSs property could be deemed uninhabitable if his bedroom is flooded and there isn’t an alternative bedroom he can use. Landlord should provide alternative accommodation.
Furthermore The place should be checked out by an electrician as a matter of urgency. The water might have worked it’s way into the electrics.
You are right, the set up could be illegal if he can only evacuate via the kitchen if a fire starts.
I strongly recommend you post on the Landlordzone forum as there are very experienced landlords there, some with legal training.
Frankly it sounds like an awful place and he’d be better off out, I understand it can be hard to find good accommodation but this can’t be good for his mental health in the long run. Landlord should agree to mutual surrender and not chase any more rent out of him after he leaves even if it’s before the end of the tenancy term.

Original poster

MumToTheResue · 05/01/2023 18:46

TheGander · 05/01/2023 18:20

I’m a landlord and my property suffered a leak in November. This is what I did: attended the next day and contacted the freeholder ( it was a pipe external to the flat so they were responsible for the fix). when it became obvious this was not going to be sorted n a couple of days I put the tenants up in a hotel for 10 days at my expense. There too, the water was tracking across the ceiling and down onto the bedroom carpet.
It sounds like your DSs property could be deemed uninhabitable if his bedroom is flooded and there isn’t an alternative bedroom he can use. Landlord should provide alternative accommodation.
Furthermore The place should be checked out by an electrician as a matter of urgency. The water might have worked it’s way into the electrics.
You are right, the set up could be illegal if he can only evacuate via the kitchen if a fire starts.
I strongly recommend you post on the Landlordzone forum as there are very experienced landlords there, some with legal training.
Frankly it sounds like an awful place and he’d be better off out, I understand it can be hard to find good accommodation but this can’t be good for his mental health in the long run. Landlord should agree to mutual surrender and not chase any more rent out of him after he leaves even if it’s before the end of the tenancy term.

Thank you for responding, you sounded like a wonderful LL and I'll certainly look at LLZone.
I wouldn't say his room is flooded but it is coming across the ceiling, down the wall and pooling/running across the floor at that point. He's put towels down and is still waiting for LL to get back to him. My worry is that it has obviously got into the electrics and causing them to short circuit.
I think the 'flat' has been done on the cheap!

As I said previously DS is an NHS worker and this can't help with an already stressful job😢

It's also hard supporting remotely but that's all that I can do.

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TheGander · 05/01/2023 20:14

It certainly sounds like it was done in the cheap. Probably also only used estate agents for tenant find and then thinks he can self manage but isn’t really up to it.
re the carpet, I’m replacing mine in the flooded room as it is now growing fungi. This was not immediately apparent and they took several weeks to appear. I’ve been told the whole thing including the underlay will contain spores so needs removing.
You both sound very patient with this. I’m also an NHS worker in my day job. Does DS work in a hospital and could they provide accommodation? Sorry I realise it’s a bit of an obvious one and you’ve probably already thought of it.

20questions · 05/01/2023 20:42

Your poor son! He has been unlucky with the landlord he's ended up with.
Tell him to keep a log of everything..every contact/phone call/text/email etc with L/L.
Definitely both Environmental Health and Shelter and I agree if you post on Landlordzone (residential section) you will get excellent advice.

GreenFingersWouldBeHandy · 05/01/2023 20:46

Switch off the stop cock. Also switch off the fuse board.

He needs to get landlord on to it NOW. This why he pays rent.

Leasing agents? Get them involved too.

And call local council, environmental health and MP.

This is unfit for human habitation.

LBOCS2 · 05/01/2023 20:52

Who owns the flat upstairs? If there is water coming from a flat above it's likely to be their responsibility. If it's coming from the roof it'll be the freeholder's responsibility.

Buildings insurance (placed by the freeholder usually) covers alternative accommodation if the property uninhabitable, but it has to meet their criteria for uninhabitable.

Original poster

MumToTheResue · 06/01/2023 10:23

Thank you everyone. LL has someone coming out to look at the problem today!
Let's hope it's sorted soon🤞🏼

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TheGander · 06/01/2023 12:54

He needs to as if he doesn’t your son can report him to EH, he is also jeopardising his property if he doesn’t take swift action. Your son has good grounds to ask for a rent rebate for this month. Fingers crossed.

Original poster

MumToTheResue · 06/01/2023 13:28

Repair person was due to arrive at 9am but is still a no show and is not answering calls.
I think a call to a call to EH is in order!

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TheGander · 06/01/2023 14:51

You have been plenty patient enough…
Honestly, do consider posting in the Landlordzone forum under Residential Letting Questions. The people in there have seen it all and understand the law. If a tenant is being mistreated they tend to be sympathetic.