UK Landlord Forum / Life

I have been living in a property for two years nearly, when we moved in there were a huge number of issues which I wont go into detail with but included

• leaks across the property,
• no use of advertised areas,
• Council mandate works that remain unfinished,
• use of uninsured contractors that drilled through to both neighbouring properties multiple times,
• eviction notice (not pursued yet) due to refusing access to the contractor (we asked to see insurance details after the police stopped the works and the agent couldn't provide)
• two winters with no heating due to works in the property,
• Being told to stay out of the areas they are working in for a week during half term, while they strip all the plaster of the walls because of damp which resulted in no access to the kitchen or toilet

Sorry did go into a little detail, but the list is endless.  But I want to get a view on the following which is small compared to the larger issues as I told the agent i would following his refusal to come and view the works himself. We were left without skiting boards for months and the flooring starting separating in the living areas.  One of the kids cut their foot when a board moved so I chased the replacement. with a wishy washy response i showed the cut so they cam out the next day, starting at 5pm and moaning when i kicked them out at 8pm due to the kids bedtime

They say the works are complete , floor still moves due to how the skirting is installed, this is the best colour match they could find apparently. No one came to sign off the works and the landlady is satisfied with the works (i think this is one of the cases where i dont think she is aware of the state the agent is leaving the house in) 

To top it off, I have been told categorically that I'm not allowed to do any works in the house, he wants all works to be done by his people. So these works that are complete, we had bare walls since October last year which finally got plastered February this year, which remain undecorated. But they are satisfied that works are complete

First photos are of finished skirting and flooring - second is some leaks that they patch repair but will not redecorate. What do you think? also is it right the agent calling my employer to try and have me sacked  - misusing the data he has on file. Hopefully the links to the photos work 

https://drive.google.com/file/d/11fdPqsiGjjXbNyywJyig8Qkw0KZoGqAq/view?usp=drive_link
https://drive.google.com/file/d/1wcC_Bycthl-0Sahk-Ct9GxLIswRk8OAK/view?usp=drive_link
https://drive.google.com/file/d/1INg-dF8u6eL89fOcuSmDOq3_lE1_S9tp/view?usp=drive_link
https://drive.google.com/file/d/1KhOl87aTB_wRWWz8LfFEDUs1_vHrmKEY/view?usp=drive_link
https://drive.google.com/file/d/1gI70P7aVHcVqULJ2SjVA69wEmt09Mcn4/view?usp=sharing
https://drive.google.com/file/d/1NmnGRBYEUrvxNUMBpRx4TKcr3SqsweEo/view?usp=sharing
https://drive.google.com/file/d/14SW-ChDVOLzs0g4fweJpq7Ptc5bw_E8M/view?usp=drive_link
https://drive.google.com/file/d/1eR5XmQkLsHA8WjQAGoYZqq-t9R_-xS--/view?usp=sharing

You have told a long story about shoddy workmanship and have shown some pictures to back it up.

But your only question appears to be (in the title): "Am I wrong to question this?"

Based on what you have described, the answer is clearly "No".



But now you need to decide what you really want to achieve - because surely you didn't come here just to have a moan.

I have a question. Why on earth have you not given notice and moved out?

Still here because moving costs money I don't have, and part of me still holds out hope the landlady would actually do something if she knew the full picture. I genuinely believe the agent is ripping her off and blocking action to protect their own fee. The house could be amazing—loads of potential—but it's just being wrecked by the agent's negligence.

Also, my deposit's basically being held hostage, and I'm not walking away from that without a fight. I've started the complaints process, but the Property Ombudsman takes forever, and in the meantime, I'm just trying to survive it.

What do I want to achieve? Making sure I'm not looking over anything as my communications to the agent are still pleas but are now turning into threats of none action.   

I would be most surprised if the landlord was being kept in the dark. You can easily find out by contacting her yourself, you must have her details or can legally request them. If you have kept all the evidence of your complaints it is very likely that you would win any dispute about your deposit, although of course there could be a short delay before you got it.

I am assuming you reported all this to the council?     

Contact your local Council, tell them your story and ask they they issue an emergency improvement order.

Such an order prevents you being evicted under S21 while it is still around.

For the rest of it, there is a breach of contract, you need to work out what it has cost you, add something for special damages and exceptional damages.  Do a letter of claim before action to give the LL a chance to settle without going to Court. 

I am not clear whether this is an HMO but that would add additional requirements, especially for fire.

Start with getting a Land Registy Title deed which will cost you £7, that will tell you who owns the property.

Fire off a letter to the listed owner and a CC to the Mortgage company if one is listed.

Once you have the Environmental Health Inspector from the Council come in they will write a report, you can then consider a Rent Repayment Order, but these are time limited.

In my experience when people are lax they tend to fail to protect the deposit or comply with other legislation, so check that with the three deposit protection companies using the links below, note it is not just the protection but that PI was served and all done within 30 days.  I usually advise to leave this until you leave the property but a settlement out of Court might give you the money to move.

http://bit.ly/depchk1

http://bit.ly/depchk2

http://bit.ly/depchk3