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vdanee_79 | Central heating not working properly - shall we pay the full rent? |
Hi,
We rent a house which has gas central heating. The thermostat is broken, so we cannot set a certain temperature. We have to turn the heating on manually, which then will go on full power. Then after about an hour we have to turn it off, cuz it gets really hot inside the house. Then after another hour we have to start again...
And the the switch is upstairs, so we have to run up and down all the time.
If we turn the heating off, the temperature gets as low as 10-12 degrees C in the house, which is not very healthy or comfortable.
The landlord said about 3 weeks ago that he would fix it asap.
We pay £500 monthly. We've been really patient so far, we talked to the landlord at least 3-4 times, also to the agency at least 3-4 times again.
Can we say that we wont pay a penny until its fixed? Or they can say that the heating is working fine, its only just a hussle to do it every time manually...
I'm also worried about that its absolutely not economic this way at all.
What if we get a gas bill of 3-4 times the normal because of this?
Can we tell the agency / landlord that we asked to fix it, which they didnt, so they will be responsible for the difference in the bill?
Its really bad sitting in 12 degrees C turst me :( And we dare not leave the heating on constantly, cuz we dont want to end up with a £1-2000 bill.
Thanks for any advice.
Additional Details
(to the prison comment: i dont give a **** about the prisoners... im sure they deserve to be there... we had a burglry a couple weeks ago. i regret that i wasnt at home, i could have smacked his brain out... then we can save the room in prisons) |
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old.holly265
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Whatever you do, do NOT stop paying the rent. This immediately gives the landlord a legitimate reason to get you out and also to defend any action that you take.
And there is plenty action that you CAN take.
The first thing that you have to do is write a simple letter. Explain to the landlord (copy to the agent and keep a copy yourself), that he is in breach of his legal duty to maintain heating appliances, that he has 7 days to put it right and that if he doesn't you reserve the right to take legal action without further warning.
Hopefully, that should start some action, especially if you make it clear that you intend to recover any additional costs that his failure brings about (e.g. increased bills).
Next, you have a choice if he still does nothing. In some areas, Environmental Health will monitor private landlords and take enforcement action. Check that out now on your local Council's website.
If the EHOs are not involved, then you need to bring in one of the "no win no fee" lawyers that specialises in housing related issues. You can find your local ones using the link below. They will be able to take formal legal action, if necessary to (a) get a court order to get things fixed and (b) get you some compensation - and it costs you nothing.
Good luck with it. |
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I Buy And Sell Houses
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Geez. Do you really enjoy being a victim? Is it more fun, more enjoyable than fixing the problem?
First, be more persistent with your landlord.
Second, why the heck don't you fix it yourself? If you're freezing, and the thermostat's broken, get a new thermostat. I don't know what the costs are there, but a new thermostat where I live costs $50. If you don't know how to install it yourself, that might cost an extra $80. OK. So you'd be out $130. You'd solve the problem. You wouldn't be freezing. You wouldn't worry about a $1,500 bill. And you wouldn't be risking eviction by withholding rent.
Call the landlord. Say: "Hi. As you know, we've called a few times about the thermostat. I figure you're pretty busy with things, so I'd like to make it easy. Would it be OK if we bought a thermostat and had it installed? We would send you the receipts for reimbursement, but we'll be here to meet the repair person, and we'll handle all the on-site hassle. That way, you won't have to do a thing, and we'll be able to get the heat fixed properly."
That's the way to do it. |
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COLIN T
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Are you expecting sympathy? Half the pensioners in the country are probably sitting at 10-12 degrees! Run upstairs once an hour - good exercise, excellent for your health and figure. If you do not have a downstairs loo you may do those trips anyway.
Can you with hold part of your rent? Not advisable at all. The landlords idea of asap may be different to yours or he may be having trouble getting someone to do the job. Replacing a thermostat is a 10 minute job and they are pretty cheap and i have replaced my own before now but is sometimes little jobs like this that a tradesman will only fit in as and when he happens to be in the area. What you have is basically a minor nuisance really so cutting your rent is not a good idea. |
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WelshLad
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Yes, pay the full rent, do not hold it back. |
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Fenny L
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maintenance problem and rent are 2 different things. This is a very common issue with tenants, they dont know that those two are different issues and have to be dealt differently...if you dont pay rent, the landlord can give you a 5 days notice, thus an eviction...so pay the rent and give a written notice of the maintenance problem to the landlord, copy it, send it and get it certified..cause the landlord has 14 days to fix non emergency and 7 days to fix emergency maintenance problems..(not sure about how many days). |
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Margaret S
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You should pay your rent in full.
You should also meep on to the landlord for dates of when to expect repair man etc.
It can take a long time to get anyone out to a job. I know this from experience.
You are responsible for your energy bills not your landlord.
I agree with the others who ask - if it is only the thermostat which is not working - why not fix it? rather than sit cold and keeping yoruself warm by moaning do something proactive. It shouldn't cost much.
As for the functioning of the boiler - that should be checked/serviced and you should get a certificate every year. Check the date on your last certificate - is the boiler due a service?
I personally do not have the CH on at all as I do not intend having a massive bill I cannot afford to pay. CH is really a luxury IMO and there are other ways to keep warm. We are all so used to being comfortable we have forgotten how to do the most basic things ourselves.
Even if I could afford to run CH I wouldn't because I find the costs insulting. I am amazed at how warm some people'[s homes are (tenants) when I visit, especially as they are mostly on LHA and benefits, I off course work for my money so cannot possibly afford such a luxury.....hell I dont even have a widescreen telly.............
Sorry, back to the matter in hand, it would be a simple job to fix or replace the thermostat yourself, althoguh you are tenants the property is still your home and little things like this are easier sorted than reported and moaned about. What would you do if you needed a washer on your tap or you had a blocked sink??? |
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bill the builder
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Have a sensible chat with the landlord, tell him calmly about your concerns over future bills etc. and suggest that if he is too busy you can arrange to get an electrician to come just to renew the thermostat and that you would like him to reimburse you whatever the cost might be (probably about £50) |
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Sonya M
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if its on ur tenancyy agreement for your land lord to fix any thingthat'ss broken then he has to fix you heating.. heating is a thing you need every day you need it. hewouldn be expected to pay a bill like that him self. if you are on housingbenefitt the housing have to pay for repairs if your land lord wont. thathappenedd to me but ididn'tt know itwasn'tt on mytenancyy agreement for him to fix it and icouldnaffordd to fix it so i had to move house. if it is on yourtenancyy agreement i would go to citizen advice all the best |
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alta
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Hi I believe you are with in your rights to wit hold your rent. Contact the agent in writing saying that you reported the problem on (the date), and nothing has been done about it. With the weather conditions at the moment, your heating is useless. In the agreement you signed there was with central heating, which you do not have, therefore you believe they are breaking the agreement by not getting it repaired. Therefore if a contractor is not employed with in by close of business on 4th Dec, you will be instruction you own contractor and paying the bill from the next months rent.
Hopefully this will be enough to get them moving. You can also contact the environmental officer at the local council, they will advise you. |
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Cid
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I had a similar problem once. There are laws about minimum standards that landlords must follow. I called the 'tenants hotline': I don't know what it would be in your area but it is an organization whereby renters can get help. We were told to give the landlord notice of the problem and if was not fixed within a reasonable time would could get a work order to fix the problem. We would then take the cost of the repair off the cost of the rent and present the landlord with the receipt. Our landlord moved fast to get our place fixed when I told him we would have it fixed ourselves with a government backed work order.
I suggest you do a web search for tenants support in your area. |
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