Landlord basher requests advice

Hi all,

There's a lot of legal talk here again!!
Don't forget what I've said in the past, try talking face to face - most people are reasonable (landlords included) and can come to a much more satisfactory outcome for all parties and therefore without animosity. As soon as things go legal and letters start flying around nothing gets done very quickly and everyone ends up hating everyone else - so please talk first.
It might be that your landlord is a bit deluded - a lot of people have bought property in the buy to let boom and rent it out without knowing anything about their obligations or anything about maintenance.
It might be that your landlord never opened the oven door or moved the fridge to find the exposed wiring, or moved the rug in the kitchen, maybe the previous tenants put the rug there and did the other damage? Maybe she saw the state of the bedrooms and had them painted, not understanding that mould can't be painted away. Maybe her workmen are not doing the job she has paid them for?

Gas checks however are different and that is something your landlord should definitely have done and there is no excuse, however, I have met landlords too that don't even know these basics.

Ring your landlord, ask her to meet you at the house, hand over some literature you've printed off this or other websites about condensation, gas checks, safety, etc.
During the discussion with your landlord about the works you will be able to judge if she is avoiding doing anything or whether she is just naive. Explain how unsafe the situation was and ask how she would have felt if she was put in danger in her house.
You can then decide how you wish to proceed but if you work together it will be a happier outcome for both of you.

Yvonne

Reply to the comment left by "Dee "Landlord-Basher"" at "17/06/2014 - 11:42":

Timescales ....

Gas leak fixed - same day!

Replacement cooker, two or three days, certainly no more than a week!
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Dee,

I hope this thread proves that, with decent landlords, there is no "them and us".

I am on your side in this case.

This bad/rogue landlord causes anti-landlord sentiment in the private rented sector and reflects badly on all landlords.

Maintenance issues should be addressed within 24 hours imho.

In almost any industry, most people will tolerate problems if they think they are being listened to and action is being taken to solve the issue.

Your landlord is what could be termed an "ostrich" landlord. Puts head in sand and hopes problem will go away.

I am sorry that you have had to experience this kind of treatment.

Reply to the comment left by "Dee "Landlord-Basher"" at "17/06/2014 - 11:42":

Hi Dee,

If I were you I would take lots of pictures of the problems, so that if at the end of the tenancy the landlord tries to give you bad references and call you a troublemaker for complaining about everything that needs fixing, you will have proof of the condition you were expected to live in. It will be backup for you, good luck.

An horrific property.

If the same classification of risks applies to NI as it does to Eng I would suggest that there exists a class 1 risk, to life. Therefore contact your EHO immediately you could be rehoused, though probably not in the same style.

Hi Dee

If you have a phone number of the landlord or agent call them and ask them to come and view the property. All agents and landlords know from February this year your must have a landlord registration number before you let the property here in Northern Ireland and that the deposit must be protected from last April 13. I think there is only two deposit scheme's available in NI now. If they fail to comply the can be fined for not complying with the regulations.

Unlike England if your deposit is not protected the three months rent fine goes to the council not the tenant.

I would explain to the agent as he sourced you the property that you are holding him to account as well as the landlord.

One of the big problems in Northern Ireland is a lot of landlords were caught out by the boom and crash so for some money is very tight ( This is not an excuse) but might explain why some basic jobs are not being done as they should.

Did you view the house before hand

By the sound of things you have already stated what you believe to be the issues.

Take matters into your own hands and get the gas safety certificates done. Ask the landlord / agent if you get it the work done can you arranged to have the invoice sent to them or deduct it from the next months rent.

Was the gas leak because the nut was not tight enough on the gas cylinders. causing leak. I take it your cooker works from gas cylinders.

What agreement did you have when taking on the property did you agree to do certain work yourself.

I personally think the land lord will not hold you or you guarantor to account if you left the property early.

Where in NI are you. I might be able to put you in contact with some reputable landlords that do comply with there responsibilities.

Hi Landlords of 118

I paid heed to advice on this forum which you all kindly went out of your way to give me. I did the nice approach first and tried to reason with the LL. If you remember there was a gas leak at the property on the 14th after which the cooker (which didn’t work anyway) was removed. Well I now have a cooker. Only problem is that it is sitting on the floor in it’s packaging and has been there for over a week.

I got fed up and phoned environmental health. Housing rights had told me that there would be a lengthy wait to see someone. I called EHO out of desperation rather than expectation and to my surprise got an appointment the next morning.

Today the house was condemned as unfit.

It was also declared unfit in February this year but in NI if ordered work is not done, it is up to the tenants to follow up the complaint through the courts at their own expense. I presume the previous tenants just had enough and left. No re-inspection was done and the property was simply tarted up a bit cosmetically and let out to me.

This landlord is scum (notice I have not called all landlords scum as I realise that none of you would ever have done that). I am disgusted.

I have an appointment with a solicitor to start proceedings . I want out, but not until I receive every penny she has taken (fraudulently in my opinion) back. I want the house fixed so she can’t do this to anybody again and I want her prosecuted for no gas safety record, not being registered as a LL (compulsory in NI) and for not protecting my deposit (in NI the fine goes to the council not the tenants!). I’m hoping the solicitor will also prosecute for misrepresentation of the property and fraud. I have to pay for this. When I’m done I’m going to start on our policy makers. This is not acceptable. Currently, I have to pay her full rent (although I have asked the rent officer to intervene), live in an unfit house and am not entitled to any redress to aid me in moving out.

Phew… I am so stressed out.

Thanks guys, you have all been great but I fear my battle is only starting and I may need more help….

🙁

Reply to the comment left by "Dee "Landlord-Basher"" at "02/07/2014 - 23:05":

Thanks for the update Dee and you know where we are when you need us.
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Neil

Thanks, I am in the Carrick area. Don't want to put too much info or my email on line but would appreciate any info.

I did view the property before signing. The serious issues are electrical and safety which could not have been seen on a viewing and other problems were deliberately hidden, covered up.

I have decided to see this through and make sure the LL is held legally responsible for what she has done as it is now clear that she let the property knowing it was not in a fit state to let. If I don't it will be just re-let to somebody who may be less capable of standing up to her. I am fit for this, it may take some self education, time and money on my part but I will see it through. Two incidents in this house have been life threatening and another has resulted in a minor injury. I have been here less than 5 weeks

Yes, the gas leak was from cylinders. The leak came from the rubber attachment which had apparently not been replaced, maintained or serviced in years. The cylinders were balanced on an old empty tool box.

I do not want to be responsible for fixing this house, or any house. That's why I rent. If I wanted to fix up houses, I would buy one.

My tenancy agreement has been breached IMO but I am seeing a solicitor to confirm that. The agreement does not state that I am responsible for any of the issues I have found. I am now just over 4 weeks into the tenancy.

I will speak to the agent as I had wondered about them advertising a property that no safety checks had been done on. One of their agents told me that the previous tenants had been long term and happy tenants (of which they were neither). The previous tenants have mail, I have face book and conversations happen. I have details of what repairs were requested, work done (or not done) and who by.

Any help would be appreciated,
Thanks

What a terrible state of affairs. Very distressing.

There is no mention of an inventory - was there one when you moved in? I would expect it to have picked up some of the issues you describe. If there wasn't, just take care as this might bite you on leaving as you may not be able to prove that some of the problems were pre- existing when you moved in. The contents of this thread and loads of photos may assume increasing importance if you are to recover your deposit.