Rental home upkeep

[Belladog1]

I am new to renting, and I took on my house in February this year. It's a private rental and the owners use a letting agent to deal with the day to day stuff. I currently pay £1,150 a month to live there, and it is due to go up annually.

I had a property inspection in April when I mentioned that two of the internal doors didn't work properly. My bedroom door wouldn't shut and the downstairs bathroom door also wouldn't close. They sent a man to deal with them, and he said he had done it and left, but they still don't work. The bedroom door is OK now I guess (it sticks, but it works as a door), but the downstairs loo one still doesn't close / lock. I am due another inspection in December. I am just wondering what my 'rights' are.

My house is nice, but I do have some niggles. To me, the house looks to have been a DIY project in places and not up to the standard I would like. When I took it on it was empty and cold and I didn't do things like, check the doors closed when I went to view it. These are things that you don't really notice until you are living there. For instance, they have these huge door knobs on each door that crash into the walls when you open them a bit too vigorously, so I have attached stick on door stops to stop their walls from being damaged.

But the main problem I have is that the guttering they have used is as cheap as it comes, and the guttering above my bedroom window flutters around if there is the smallest of small breezes which keeps me awake at night. I need to have the window open a crack as I like fresh air in my bedroom, so I pray for non windy nights so I can sleep. It's really loud, and you can even hear it flapping when standing in the back garden. It's like Rolf Harris is stood outside my bedroom window with his wobble board!!!

Also, the front door and the windows have had 'wraps' put on, so a bog standard plastic white door now resembles a wooden door / windows from a distance. But the wrap is peeling off, especially on the front door, and looking really quite shabby.

Are these things I just need to live with? I am worried if I mention them, that they will turf me out in February. Do I just suck it up, and look for a new rental in the new year?

The doors and the guttering are reasonable for them to fix, although they might not rush to do it. As the wrap is just aesthetic can you take photos of it being loose and ask if they are happy for you to remove it? I wouldn't expect them to change door handles.

Soon to be ex tenant here.

When something is broken, always take photos and email them to the letting agent, you have to report things just to cover yourself for the day you move out.

It's unfair that tenants have to live in fear of reporting issues and worry the landlord will turn them out for being trouble.

For me, I reported everything and let the landlord decide what to fix. In his defense, everything serious was seen to asap. Then when I had my property inspection I let the agent know when things were a bother (like the lock on the bathroom door) which were added on to his "to do" list and would eventually get fixed.

my french doors at the back werent put on properly and have a big gap at the bottom, that lets cold air & slugs into my kitchen, told my landlord eight years ago “yeah we will sort it”, eight years later its not been done. I had a problem where my front door handle kept coming off and we got stuck in the house one time.. took them six years to sort it.

So dont hold your breath.

Thank you for everyone's input. The internal doors I can easily cope with. It's mainly the guttering .... which isn't broken, just flimsy plus the front door looking shabby. I kinda feel that for the amount of money I'm paying, I deserve to not live in a house that looks unloved.

I keep the inside clean, tidy and uncluttered. I feel like the outside should reflect that. In a way I'm caring for their investment.

Ah, I didn't realise the guttering wasn't actually loose or broken. I seriously doubt they will change that. You might have more luck with removing the front door wrap though. You say you're caring for their investment, but there's caring and there's asking them to spend money on non essentials. If you wanted to replace the guttering at your own cost they might go for that if it really really bothers you.

If the guttering its making a noise then surely it is broken and therefore needs reporting so it can be fixed?

Internal doors not shutting need reporting again.

You can ask about the front door, but the landlord may not want to sort it as only cosmetic. No harm in letting them know as long as you're not being demanding.

If you have a ladder and are handy (or know someone who is), you might try wedging something around the guttering to stop it moving in the wind.

You may not like the look of the door but if it was like that when you moved in and it functions then that’s it. If something is faulty and does not function you report it and it should get fixed. The amount you are paying is irrelevant- you accepted the look of things when you viewed it.

I'm a landlord. I have changed outside doors, guttering, etc.

A door costs a fortune tho. If it's perfectly functional, I'd probably not want to change it.

I'd probably look at the guttering tho. I like tenants letting me know that stuff needs doing.

It might well have been a DIY job, lots of landlords do work themselves. Hope you have a good agent and your deposit lodged properly. Be aware that a lot of landlords are selling up and the rental market is very tight, so if you are thinking of moving on, make sure you line somewhere up first.

It's incredibly tricky in private rental as we just don't seem to be as protected as social housing tenants are. I've yet to have a landlord that actions anything quickly.

Take a video of the guttering when it is windy. It may help your case for getting it fixed if they can see why you are complaining about it.

the bathroom door should close for privacy in my opinion.

The door wraps I doubt they would worry about as it’s cosmetic but it is worth sending photos to the managing agent so they can see the wear and tear. Keeps copies of the dated photos/ video for when you move out

I don’t think they will care about the front door. Although you could ask if you could paint it yourself if you think you could do a good job?

Thank you everyone.

I did ask permission to paint the stairwell/landing ourselves and they were happy for me to do it. It was originally painted a very dark blue and it made the lounge very dark. I wanted it lighter and brighter.

The front door peeling just looks a bit .... unloved really. A new door isn't required, just fresh wrap or the existing wrap removed. I'm not sure if I have the skills to remove it myself!

Its mainly that pesky guttering. I mentioned it in April during the inspection and at the time it hadn't really bothered me as I hadn't been here long and it had been quite still most nights. The agent actually said that it might start winding me up as the weather changed ... and it is. I'll mention it again during the December inspection. When I was in bed last night I considered recording it, just to prove how loud it is. I think I should.

I wouldn’t wait for the December inspection to report the guttering or toilet door not closing. The guttering might just need an extra clip added. As for the front door, it might be worth reporting just for information, but I wouldn’t expect much to be done with it.

The new legislation has now gone for royal assent and it will not be so easy to evict a tenant for asking for essential repairs. I would make a very strong point about the loose guttering and if necessary escalate it to the landlord. It is affecting your sleep and therefore your health. Remind the agent that they have a "duty of care" towards you. Use that phrase.

Take a photo of anything that appears to be substandard and keep it on file. Things that are purely "cosmetic" may get dragged up as damage when you come to leave. Agents and landlords are notorious for this kind of dishonesty. You implied that the door knobs bang against the walls when the doors are opened. Also the shabby and peeling front door. You dont want to be accused of damaging it during your tenancy.

Next time the agent tells you about a rent rise tell them you want X fixed as a condition of this. Always be assertive with agents. You have a business relationship with them and are there to serveice customers, of which you are one.

"The new legislation has now gone for royal assent and it will not be so easy to evict a tenant for asking for essential repairs."

That's not quite accurate. Royal Ascent is expected within 2 weeks. When that happens, implementation dates will be published.

Implementation is then expected to be within 3-6 months. So, best case, end of first week in Feb, worst, May.

Tenants should not have the confidence not to be given a section 21 for complaining about repairs until the implementation date.

However, OPs issues are minor and the managing agent should be used to dealing with such repairs on a regular basis.

If I were her, I would press on the guttering, and when the handyman arrives, say "oh by the way I think those two doors might need another tweak." I would not mention the ugly peeling door at all, as that is purely cosmetic.

I’d send a video of the guttering banging for now and leave the rest until Feb after you’ve renewed

Take photos and email 'issues' or 'areas of concern'. nothing may happen but they will all be on record when you move.

If you like it and want to stay then don't demand too much, just be realistic and log things to protect yourself later.