New tenancy problem

[tastyjane]

Re: New tenancy problem

I can only reiterate what plan b has said about environmental health department, they were amazing when josh had his mould issue; they acted as mediators with the letting agents and gave us lots of impartial advice. Get them in sooner rather than later I would say if you believe there's an issue.

jane x

[SaltnVinegar]

Re: New tenancy problem

Finally received a reply!

She states that after she was repeatedly asked for the work to be sorted, she reacted very quickly to the request! (so why did my son have to ask 'repeatedly'?)

She apologised for the disruption but states that it must be expected with this kind of work. Yes agreed, but to be left with the mess to clean up is not expected.

She claims to have told him that the builders would be coming 'well in advance'. 'Well in advance' or 'at some point' is not really what I would consider notice.

So the letter tennis begins!

A request to cover the cost of the wardrobe (not a huge amount) and a question asked if she plans to get the room cleaned? If she decides that isn't necessary, then it is put on record that the paint marks on the carpet and other areas are not down to my son therefore he cannot be held responsible for it at the end of the tenancy.

Also pointed out that the damp has already returned so what can be done to get this sorted once and for all? If no amicable and satisfactory conclusion can be drawn then Environmental health will have to be involved as a last resort.

Environmental health have already been contacted for initial advice and they have the details of the problem and will intervene if needed.

Hi Marypoppins

Reading through the thread it does appear that the landlady is making an attempt to get things sorted. I kind of get the impression that things have got a little heated between the landlady and your son for whatever reason (perhaps the tone of his emails were a little confrontational perhaps?).

If the leak through the roof which is causing the damp is partly down to neighbours then there is a possibility that the landlady may be caught in a dispute with them, or insurers, or even the builders who did the original roofing job.

Are you sure the tenants hadn't been given reasonable notice by the landlady about when the builders would arrive? Perhaps she told the lead tenant that builders were coming and the lead tenant neglected to tell your son?

And while I can see your point of view that the landlady should ensure that contractors leave the property in the state they found it sometimes you have to roll with the punches and just get on, get the hoover out and clean yourself and then ensure that any damage that was done as a result of them not cleaning is put in writing.

We rented a property with an Aga, where the flue had a blowback into the house and covered everything in the house in a nice black soot. In that instance we just got on with it and cleaned the place rather than waiting a few days for the landlord to send round "professional cleaners"

What I think is happening here is that there are expectations on both sides that don't appear to be understood or agreed.

Perhaps your son could suggest a meeting/call involving the lead tenant to discuss the situation, acknowledge the fact the landlady may also be having problems she is trying to resolve behind the scenes, and that you want to work with her to sort the situation out. I fear from your posts that if the current situation continues all that is going to happen is that your son and the landlady are going to get further entrenched in their positions, the relationship will irretrievably break down, and then nothing will get done.

SnV

[PlanB]

Re: New tenancy problem

His room is already showing signs of the black damp/condensation on the wall where the builders supposedly treated approx 1 week ago!

Any thoughts on what he should do or do we contact the Environmental health to come and have a look and assess the problem?

Can you post up a picture of the damp?

[PlanB]

Re: New tenancy problem

The landlady has contacted the lead tenant and had a rant about my son and the email that he sent and she has stated that she will not reply!

She states that after she was repeatedly asked for the work to be sorted, she reacted very quickly to the request!

. . . . She apologised for the disruption but states that it must be expected with this kind of work. Yes agreed, but to be left with the mess to clean up is not expected.

She claims to have told him that the builders would be coming 'well in advance'. 'Well in advance' or 'at some point' is not really what I would consider notice.

Do you think there may have been a breakdown in communication between the tenants? How many housemates are there? The Landlady says she gave notice of the works which I'm guessing was given to the lead tenant because that is normal. Could something have got lost in translation between the housemates after that? She has every right to say she'll only deal with the lead tenant because that's why a tenancy with multiple occupants has a lead tenant. She really doesn't have to deal direct with your son unless he becomes the lead tenant.

If the contractors have finished then the lead tenant should advise the Landlady of this so she can arrange for a clean-up. Builders don't clear up their own mess.

the damp has already returned so what can be done to get this sorted once and for all? If no amicable and satisfactory conclusion can be drawn then Environmental health will have to be involved as a last resort .

Why wait to involved the Environmental Health department? If there is a genuine damp issue then they will force the Landlady to deal with it pronto.

My thoughts on what your son should do? He should leave it to the lead tenant to handle.

[patchouli]

Re: New tenancy problem

All this stress for everyone. I'd have to move somewhere different, the LL doesn't sound like she will agree to anything.

[marypoppins]

Re: New tenancy problem

Finally received a reply!

She states that after she was repeatedly asked for the work to be sorted, she reacted very quickly to the request! (so why did my son have to ask 'repeatedly'?)

She apologised for the disruption but states that it must be expected with this kind of work. Yes agreed, but to be left with the mess to clean up is not expected.

She claims to have told him that the builders would be coming 'well in advance'. 'Well in advance' or 'at some point' is not really what I would consider notice.

So the letter tennis begins!

A request to cover the cost of the wardrobe (not a huge amount) and a question asked if she plans to get the room cleaned? If she decides that isn't necessary, then it is put on record that the paint marks on the carpet and other areas are not down to my son therefore he cannot be held responsible for it at the end of the tenancy.

Also pointed out that the damp has already returned so what can be done to get this sorted once and for all? If no amicable and satisfactory conclusion can be drawn then Environmental health will have to be involved as a last resort.

Environmental health have already been contacted for initial advice and they have the details of the problem and will intervene if needed.

[marypoppins]

Re: New tenancy problem

The landlady has contacted the lead tenant and had a rant about my son and the email that he sent and she has stated that she will not reply!

She maintains that it is not her responsibility and my son should sort it with the builders.

His room is already showing signs of the black damp/condensation on the wall where the builders supposedly treated approx 1 week ago!

Any thoughts on what he should do or do we contact the Environmental health to come and have a look and assess the problem?

[marypoppins]

Re: New tenancy problem

Thanks for that link Patchouli.

Landlady not replied to email yet, will probably give her until Monday?

[patchouli]

Re: New tenancy problem

That looks like the contents of my handbag minus the Bold washing powder

*removes wash powder from hand bag*

yeah.. ha ha.. who'd carry that around!? ehem.....

[patchouli]

Re: New tenancy problem

OMG yes I can see that now!!! Utter assholes!

I recently (this week actually) bought my sons their own canvas wardrobes as sharing seems to be beyond two under 12 year olds without total carnage... they are really cheap and wont last long but they look smart and do the job..

£16 includes delivery and took about 15 minutes to assemble... http://www.ebay.co.uk/itm/3310983902...84.m1439.l2649

[marypoppins]

Re: New tenancy problem

That looks like the contents of my handbag minus the Bold washing powder

Ha ha, I try and use a small bag so there's no room for anything apart from my purse and phone!

On a more serious note however, would it be prudent to get an idea of a cleaners hourly rate, to be prepared for the reply from the landlady?

After seeing this picture, I think the room is likely to need a 'professional' clean because of the dust and paint marks that the builders caused and left?

Also the cost of replacing the wardrobe?

[PlanB]

Re: New tenancy problem

This is one of the photo's taken after the builders had been in his room

[ATTACH=CONFIG]10889[/ATTACH]

That looks like the contents of my handbag minus the Bold washing powder

[marypoppins]

Re: New tenancy problem

Hi Patchouli

No, it really isn't 'boy mess'! Most of it was the contents of his wardrobe, which I guess would have been stuffed with as much as he could get in because he has no other storage space in his room.

The framework that you can see on the photo is what remains of his canvas wardrobe which was in the alcove where some of the damp was. He asked the builders to let him know when they were coming round again (he had previously been given no notice when the job was started) to finish the work so that he could be prepared and move everything but they didn't and this was the result!

There is another photo that I haven't uploaded of his bed, where they have thrown all his clothes. Not at anytime did they use dust sheets! The first job they had to do last week was to remove the plaster/boards down to the brick which obviously resulted in plaster dust being everywhere, which my son had to clean up, otherwise he couldn't have used the room.

I would add that, I am fully aware of the mess students can make, having seen the state of the first house he shared and whilst he may not be the tidiest person in the world, his room was generally ok and was able to live in it. However he isn't a student now and seems to have found some housemates that have respect for each other and keep the house as best they can.

So the tables have turned in some ways, the previous two houses he shared there were issues with housemates but the landlords were ok and now he has great housemates and a shite landlady!

[patchouli]

Re: New tenancy problem

How did the decorator make 'that' mess... looks like general boy mess pushed into a corner no?

[marypoppins]

Re: New tenancy problem

The landlady has now been contacted and she had not at the point read the email that my son had sent (fair enough, she's been away).

My son explained the problem, her reaction was that she has done nothing wrong and it's not her problem because she wasn't here!

Well yes, she wasn't here but who instructed the builders ten days ago? If she had asked the builders to do whatever work was necessary whilst she was away, she should have contacted one of the tenants before she left. (tenancy states 24 hours notice for anyone coming to the property) of course unless it was an emergency.

SHE asked for an apology, because she didn't like the way she was being spoken to!

Now knowing my son, he's not one to make a fuss and will take the easier option if there is one but he is not and has never been rude to anyone and would try and sort things amicably.

The conversation ended on the basis that she would read the email and respond accordingly. This should be interesting!

This is one of the photo's taken after the builders had been in his room this week to replace a small amount of skirting and re-paint the wall where the damp was. If I didn't know any different, I'd have thought he'd had burglars!