Letting agent issue! (too late - look at the pictures)

I already knew I cannot withhold rent as then I effectively become a squatter.

I just got home from work and walked into my living room and found plaster board dust on the sofa, right underneath where the crack is.

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And here are two pics of the offending bedroom window (which is used as my computer room)

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However I don't think the window is a risk to be honest. But I'm not an expert.
 
Just sent the following email

Hi

I see this email didn't result in the desired phone call to discuss the issue.

Here are some further pictures, as I got home from work today (6:30pm) and my sofa has the following plaster-board dust on it. The sofa is directly underneath the crack in the ceiling, this clearly shows the problem is getting worse and worse as time goes on. I want a phone call tomorrow, by 3pm otherwise I will have to make the call to yourselves. I feel a little disappointed that no call was received today as requested. I'm sure that you hold the same regards for my families safety as I do, being that you are responsible for the safety of the building that I'm currently renting from you.

(2 images of the sofa posted in the above post)
 
See, now that crack over the window head is looking more structural. Lateral cracks in brickwork walls are never a good thing to see how long have those windows been in ?.
 
LOAM said:
See, now that crack over the window head is looking more structural. Lateral cracks in brickwork walls are never a good thing to see how long have those windows been in ?.
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Not sure, but they have been in since I lived here. 3 Years. I imagine quite a while.
 
Good to see you are going about this in the propper way, but those last photos look pretty bad - assuming your landlord has buildings insurance, I cant see why they dont just contact the insurers and get the issue evaluated, and presumably sorted under the building insurance?
 
AcidHell2 said:
So rather than following advice. You would be in breach of contract, more so than the landlord and just hope the judge gos easy on you.
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Follow whose advice exactly ?
Why don't you see how quickly Ace Modders emails are getting it sorted.
The landlord will more than likely be depending on his rent to pay the mortgage, the letting agency again will be depending on his rent as it will be comission based so if he doesn't pay then the letting agency doesn't get paid.
The first thing he needs to do is go there in person and ask them what the hold up is and when they will get someone round to take a look at it.

If they just keep brushing him off then he needs to tell them what he intends to do. That rent is his bargaining tool.
 
Amnesia said:
Follow whose advice exactly ?
.
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AcidHell2 said:
http://www.findaproperty.com/displaystory.aspx?edid=00&salerent=0&storyid=22817
•*Give the landlord notice of the disrepair and a reasonable time to remedy it

•*Inform the landlord (preferably in writing) that s/he will do the repair her/himself unless the landlord complies with her/his obligations

•*Allow a further reasonable period for the landlord to do the work

•*Obtain three estimates for the cost of the work from reputable builders

•*Write to the landlord again, enclosing copies of the estimates and reminding her/him of her/his obligation to do the work, giving a further reasonable period to carry it out. The letter should warn that, otherwise, the tenant will do the work her/himself and deduct the cost from rent

•*If there is no response, arrange for the contractor who gave the lowest estimate to do the work, and obtain (and send to the landlord) receipts, with a request for payment

•*If the landlord does not pay, the tenant may deduct the cost from the rent (but not other charges such as service charges), then send the landlord a breakdown of the amount and period of the rent to be withheld.

The tenant, they add, should avoid running into rent arrears before taking this action. If, however, the landlord takes court action for arrears and/or possession, the fact that the tenant has had to pay for repairs can be used as a counterclaim to the proceedings.

Damages caused by the landlord's default can also be set off against arrears in a defence to possession proceedings. Specialist advice will be needed.
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As posted on findaproperty website in connection with CAB


Chances are they'll crack by step 5 at the latest.

Do it in writing by recorded mail and tell them what failure will result in. Once that happens, they know you know your rights and the end game.
 
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mattyfez said:
Has the letting agent even contacted the landlord? are you able to contact them directly?
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I don't have any details for the actual house owner, so I don't know if they have even been contacted.

At the moment. I do not intend to with hold any rental payment, as that is a little extreme. To be honest the ceiling has only got worse over the weekend. The risk didn't look anywhere near that bad until Sunday. As for the window, I don't think that it looks structurally dangerous.

As for the radiator, well it's been in the position it is in now for 6 months. It's not causing any major issues to anyone. To be honest it's highly unlikely to be a fire hazard with a chest of drawers against it. Plus my central heating isn't going to be used anytime soon.

The main issue is just the ceiling, I want it checking ASAP.
 
Ace Modder said:
I don't have any details for the actual house owner, so I don't know if they have even been contacted.

At the moment. I do not intend to with hold any rental payment, as that is a little extreme. To be honest the ceiling has only got worse over the weekend. The risk didn't look anywhere near that bad until Sunday. As for the window, I don't think that it looks structurally dangerous.

As for the radiator, well it's been in the position it is in now for 6 months. It's not causing any major issues to anyone. To be honest it's highly unlikely to be a fire hazard with a chest of drawers against it. Plus my central heating isn't going to be used anytime soon.

The main issue is just the ceiling, I want it checking ASAP.
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You're letting agreement should have the landlords contact details on there. Are you sure this agency aren't a bunch of cowboys?
 
Amnesia said:
they weren't fixing the leaked soil pipe so did you really want to live with the stinky smell ?
you withheld 2 months rent and they took 1 months deposit....so you stayed there 1 month rent free.
i would hardly call that a lesson learned.
btw if u wanted to pee them off then you should have stayed there another month rent free.....


btw judges response more than likely would have been 'good luck with getting your money' had they pursued you for arrears.
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Eventually the pipe was fixed but the rest of the remedial works (new carpets, redecorated) etc still were not sorted.

Lesson learned in as such as acting like a tempestuous child can land in you in more trouble than you may otherwise think and witholding money isn't always the biggest stick you have to hand. All of which have served me well later in live so yeah I'd call that lesson learned for me.

Bottom line here is I'm trying to point out don't act before you think and assume your rights. It can and will bite you in the ass.
 
Just checked and the name is listed, but the contact address is the letting agent.

So no joy there.
 
If it's fully managed by the letting agency, which it must be then I don't see why it would be listed, as your contact point would be with the agency.
 
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