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End Of Tenancy + No Hot Water For 2 Weeks


Liopik
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Hi!

Sorry if this was disscussed 100 times before.

My tenancy is due to end in the second part of Apr. I told agents that I'm leaving at the end of contract. Soon I have to pay for the last month of rent. But all this month there is no hot water in the property(kitchen, bathroom), there is heating though. And agents keep telling me the problem will be sorted....

What if I won't pay for the last month? Just because I have no hot water in the property. Is it fair to do this way?

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Just because I have no hot water in the property. Is it fair to do this way?

On one hand no, hot water wouldn't represent the full value of the rent you pay. On the other, you can see the Landlord making a claim on your deposit for any shortfall in the final month unless they agree up front. I personally would write a letter setting out you are proposing deducting X% from your rent due to reduced service and if this is acceptable to them. If they say yes, then they will have no claim on your deposit for this, if they say no, I wouldn't pay at all and accept you'll probably lose you deposit though you may be able to string it out with the deposit protection scheme to make the Landlords life hard for shoddy service. Just my 2 pence though.

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Hi!

Sorry if this was disscussed 100 times before.

My tenancy is due to end in the second part of Apr. I told agents that I'm leaving at the end of contract. Soon I have to pay for the last month of rent. But all this month there is no hot water in the property(kitchen, bathroom), there is heating though. And agents keep telling me the problem will be sorted....

What if I won't pay for the last month? Just because I have no hot water in the property. Is it fair to do this way?

Generally you put yourself in a difficult situation by not paying the rent, which the landlord can potentially sue you for through the courts. I hope you are repeatedly writing to the landlord and agent to get the hot water fixed. If they haven't sent anyone around to look at it yet, get three quotes, submit them to the landlord/agent and say you will get the work done/deduct it from the rent - ideally get their agreement, in writing! It all depends how much time you have. - If you can get the quotes done prior to the rent payment you could potentially hold back the costs of repairs, but you will need to make it clear as to the reason why but it is a very tricky balancing act to get right. If your landlord/agent are difficult or unreasonable, it makes things harder, and I doubt you will resolve it before the end of the tenancy.

It is a really horrible area, the landlord just has to demonstrate that he is trying to get issues resolved in a reasonable time frame. Their concept of reasonable can vary somewhat... - it can take a week or so for a couple of quotes, then another week or more to get the work done - or potentially getting more quotes as they don't like the price etc... each stage can be drawn out, perhaps a week or so longer than if you were getting it done yourself. It is really horrible to be paying for a service and feel you aren't getting the service you paid for.

Edited by Squeeky
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Thanks for quick reply.

This is what i'm thinking. I'm trying to be as fair to them as possible. We have done all the repairs they asked us to do before the end of tenancy. Such as paint the walls, clean the carpet on the stairs, remove stains, clean the gaps between tiles in the bathroom....

But I'm thinking simply to switch off the standing order and loose the deposit. I don't trust them. Are there any chances to be taken to the court or have my credit score damaged?

Ps, agents say they keep the deposit and its protected. But I have no any paper confirming that.

Thank you.

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Thanks for quick reply.

This is what i'm thinking. I'm trying to be as fair to them as possible. We have done all the repairs they asked us to do before the end of tenancy. Such as paint the walls, clean the carpet on the stairs, remove stains, clean the gaps between tiles in the bathroom....

But I'm thinking simply to switch off the standing order and loose the deposit. I don't trust them. Are there any chances to be taken to the court or have my credit score damaged?

Ps, agents say they keep the deposit and its protected. But I have no any paper confirming that.

Thank you.

You can check with the schemes, you just need the date you moved in and your postcode I believe, but yes this information should have been provided.

The tds schemes are fairly pragmatic so I wouldn't worry about loosing your deposit if you have pics when you moved in etc.. and/or can dispute any issues they raise. If it isn't in a scheme then you are potentially in a stronger position depending on a few factors (can you prove you paid a deposit and you are on an AST etc...).

https://www.gov.uk/tenancy-deposit-protection/overview gives the lowdown of the deposit schemes.

Edited by Squeeky
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Hi!

Sorry if this was disscussed 100 times before.

My tenancy is due to end in the second part of Apr. I told agents that I'm leaving at the end of contract. Soon I have to pay for the last month of rent. But all this month there is no hot water in the property(kitchen, bathroom), there is heating though. And agents keep telling me the problem will be sorted....

What if I won't pay for the last month? Just because I have no hot water in the property. Is it fair to do this way?

IANAL (I Am Not A Lawyer) so I won't comment on not paying the rent, except to ask if you have told the agent in writing about the hot water problem - a paper trail is very important.

I just wanted to say (if you didn't know this already!) that based on my experience of agents, it's unlikely that the hot water issue will be fixed before you leave :(

If I wanted to be awkward - the agents probably want to re-let the property ASAP, and so will want prospective tenants to visit while you are still living there. There is much discussion on this board about stopping these visits (because as a tenant you have a right to quiet enjoyment of the property) but in this case I would be more subtle: allow visits when you are in the property; when the next prospective tenant is there, casually ask the agent when the hot water is going to be fixed "It's been 3 months now!". The agent will not be able to deny the problem, the prospective tenant will run away, and the agent will have wasted their own time (and will be facing a void).

But I'm sure that there are better options :)

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Agents asked me to bring them copies of the keys. To be able to get into the property "to fix hot water", as they told me. But the last to plumblers they had sent told that to boiler needs to be replaced because its relly too old. I don't know what to expect next. :(

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Agents asked me to bring them copies of the keys. To be able to get into the property "to fix hot water", as they told me. But the last to plumblers they had sent told that to boiler needs to be replaced because its relly too old. I don't know what to expect next. :(

Is the property already advertised for re-letting?

If the answer is "yes", then I would be very wary - could be they just want access to show prospective tenants round.

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Is the property already advertised for re-letting?

If the answer is "yes", then I would be very wary - could be they just want access to show prospective tenants round.

Oh!!! I just cheked! The property is for let again. So it looks like they don't care about the hot water. The only reason they wanted the keys - they just want to show the property to future tenants. What should I do?

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Oh!!! I just cheked! The property is for let again. So it looks like they don't care about the hot water. The only reason they wanted the keys - they just want to show the property to future tenants. What should I do?

Have they advised you that they want to show prospective tenants round? If "yes", they usually will also ask you to "tidy up" the place.

If the answer is "no", then it's still your home... you can do as you please, as long as you're respecting the tenancy agreement and not wrecking the place. Be creative... for example, leave hardcore gay pornography magazines lying around (open, of course!) with soiled handkerchiefs next to them. Something with a bit of BDSM would be tasty, as long as it stays within the law.

The above is just having a bit of fun with the agent. Again, IANAL, but from your description, the agents sound like scumbags. Withholding rent is generally a bad idea. But I'm a bit concerned about your deposit; as Squeeky says, it should be protected and you should have received a document to prove this. If it's not, then I would ask the agent immediately for proof that the deposit is protected (of course, ask via a recorded delivery letter - not over the phone!). Common opinion on this board is that landlords must put the deposit in a protected scheme, and that if not, it's fairly straightforward for the tenant to go to a Small Claims court and get back deposit + some compensation. Not a lot, but more than what you'd get by withholding rent for the last month. So financially, you'll hurt them more by going down this route.

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Is this a proper tenancy, with regular rights? If so, you should be able to require the landlord to fix your hot water. Meaning if it doesn't get done within a reasonable time, you sue them for damages (the cost and mostly the inconvenience of going elsewhere such as the public baths).

With a bit of luck, no need to go that far: the credible threat of legal action should help focus the mind. If you're too young and impecunious for a threat coming from you to seem credible, a pushy parent might do the job.

IANAL. This is just me speculating. When I was long-term without hot water I had no tenancy (this being after the 1977 act killed off any new tenancies but before ASTs reintroduced them), so I had basically no legal rights, nor even a pushy parent, so I just lived with it until I got out of London.

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If I wanted to be awkward - the agents probably want to re-let the property ASAP, and so will want prospective tenants to visit while you are still living there. There is much discussion on this board about stopping these visits (because as a tenant you have a right to quiet enjoyment of the property) but in this case I would be more subtle: allow visits when you are in the property; when the next prospective tenant is there, casually ask the agent when the hot water is going to be fixed "It's been 3 months now!". The agent will not be able to deny the problem, the prospective tenant will run away, and the agent will have wasted their own time (and will be facing a void).

I like this approach, however why bother with subtle, when we moved out of our rental the neighbours upstairs had been a complete pair of £%$$holes so when people asked "whats it like living here?" and "why are you moving?" i quite happily told them

The landlord isnt paying you to lie to anyone so don't. When prospective tenant says something like "oooh bathroom is nice and big" simply say "yeah, its lovely or it would be if the landlord maintained it so there was hot water" <_<

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What is reasonable? 1 week? 2 weeks? Month? 2? I bet even 5 years can be reasonable for the landlord :))

The simple test of reasonable would be what would apply if you were an owner occupier, so 24 hours is not reasonable as you need to arrange a plumber, be in from work to let them in etc and this might not be possible that fast.

However within a week would definitely be considered reasonable, i would imagine a judge could "probably" be convinced 3 days would be a reasonable amount of time but for the sake of caution would go with a week

According to a quote from Interesting link maybe? "We have now spoken to the local Environmental Health officer who has advised us that a home that does not have heating or hot water is, in fact, classified as ‘unfit for human habitation’. Clearly this is an unacceptable situation."

So why not go down this route!!

Also take a look at Landlord and tenant act 1985 section 11, the bit which says "©to keep in repair and proper working order the installations in the dwelling-house for space heating and heating water."

Hope this has been some help

Edited by Rozza
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The simple test of reasonable would be what would apply if you were an owner occupier, so 24 hours is not reasonable as you need to arrange a plumber, be in from work to let them in etc and this might not be possible that fast.

However within a week would definitely be considered reasonable, i would imagine a judge could "probably" be convinced 3 days would be a reasonable amount of time but for the sake of caution would go with a week

According to a quote from Interesting link maybe? "We have now spoken to the local Environmental Health officer who has advised us that a home that does not have heating or hot water is, in fact, classified as ‘unfit for human habitation’. Clearly this is an unacceptable situation."

So why not go down this route!!

Also take a look at Landlord and tenant act 1985 section 11, the bit which says "©to keep in repair and proper working order the installations in the dwelling-house for space heating and heating water."

Hope this has been some help

Wow!

Thanks a lot!!!!!!

Thank you everyone for your help!!!

Just got phone call from agency. They informed me that someone will visit the property "now, to see the boiler". It looks like they are simply showing the property to future tenants. With half an hour notice! They take the piss out of me promissing about the boiler.

Should I change the locks? As far as I know, I need to be informed about visitors much earlier than half an hour.

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Wow!

Thanks a lot!!!!!!

Thank you everyone for your help!!!

Just got phone call from agency. They informed me that someone will visit the property "now, to see the boiler". It looks like they are simply showing the property to future tenants. With half an hour notice! They take the piss out of me promissing about the boiler.

Should I change the locks? As far as I know, I need to be informed about visitors much earlier than half an hour.

Are you indoors? if so the visit is an opportunity to see whats going on, if not then its up to you how you play it, someone coming "NOW" to see the boiler will only need to come once, so make sure you dont let them come again

But generally, yeah they are taking the piss

Edit, didnt see your "not home post" before i answered, my advice would be - phone the agent, tell them the visit is fine as you want it fixed and that as a result of the visit you expect action to be taken to remedy the situation within 48 hours or you will be contacting environmental health

Edited by Rozza
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Are you indoors? if so the visit is an opportunity to see whats going on, if not then its up to you how you play it, someone coming "NOW" to see the boiler will only need to come once, so make sure you dont let them come again

But generally, yeah they are taking the piss

Edit, didnt see your "not home post" before i answered, my advice would be - phone the agent, tell them the visit is fine as you want it fixed and that as a result of the visit you expect action to be taken to remedy the situation within 48 hours or you will be contacting environmental health

Thank you! Good idea :)

What if I will tell them that I will contact environmental health and also I won't pay for the next month untill the boiler is replaced? Is it a good excuse to stop payment?

I know I'm starting to think like a bad guy, but its really no good to pay the rent and take a shower at friends.

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Thank you! Good idea :)

What if I will tell them that I will contact environmental health and also I won't pay for the next month untill the boiler is replaced? Is it a good excuse to stop payment?

I know I'm starting to think like a bad guy, but its really no good to pay the rent and take a shower at friends.

The stopping payment part is a legal minefield im afraid, so i would go with environmental health and making their life painful, phone every day, tell any prospective tenant the truth, actually refuse all viewings and quote a) your right to quiet enjoyment and B ) seeing as they wont perform repairs you aren't allowing viewings, put the ball back into their court to resolve

As for being a bad guy, there are many things you "could" do, but i cant possibly suggest any (such as fish under floorboards :blink: or behind kitchen drawers)

Edited by Rozza
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Thank you! Good idea :)

What if I will tell them that I will contact environmental health and also I won't pay for the next month untill the boiler is replaced? Is it a good excuse to stop payment?

As a rule, withholding rent is a bad idea.

If they haven't protected you deposit - you'll be better off financially by playing that card. Environmental health could work, too.

I know I'm starting to think like a bad guy, but its really no good to pay the rent and take a shower at friends.

No, you're not a bad guy (although in this country, renters are often seen as second-class citizens).

You are a victim of scumbags, and there are several legal routes to put them to rights.

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Lol :)))

So many new things I've learned today from a single thread :)))

I will stop payments and thats it. To keep me without hot water is illegal as well. And to show the property pretending to fix hot water is also not fair from their side.

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Lol :)))

So many new things I've learned today from a single thread :)))

I will stop payments and thats it. To keep me without hot water is illegal as well. And to show the property pretending to fix hot water is also not fair from their side.

Its your decision at the end of the day, hope it works out for you, keep us informed :D

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Half a year ago I changed the worktop around sink in the kitchen. And the sink as well as all the pipework under sink. It was terrible conditition, water was leaking, worktop was looking worse than a pavement in the garden. I took the pics before and after work. I spent money, I simply didn't want to tell the agents about the problem because I know they never care if there are any problems in the property. So we done all the work, told them later. And nothing, no one told that I will get that money someday. I have no receipts.

May be that was my fault, because now no one will consider the jobs I did in the property. :(

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Hi!

Sorry if this was disscussed 100 times before.

My tenancy is due to end in the second part of Apr. I told agents that I'm leaving at the end of contract. Soon I have to pay for the last month of rent. But all this month there is no hot water in the property(kitchen, bathroom), there is heating though. And agents keep telling me the problem will be sorted....

What if I won't pay for the last month? Just because I have no hot water in the property. Is it fair to do this way?

Do not pay last months rent, if it is the same amount as your deposit.

Landlord will scream and shout but it`s not worth their while taking a claim out on you..

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