Property management company not doing maintenance

kenny_david

I've been living in a house for the past 2 months and the property management company have not sorted some maintenance issues I have raised with them. I have gone to them 3 times about these and they have always made a phone call to a maintenance guy while I was there but nobody ever comes. The issues are as follows

1.
The letter box in the door is missing it's front plate the back is held on with tape and flaps with the wind.

2.
The toilet is leaking upstairs and causing a stain on the ceiling so we can't use it.

3.
The gas fire is not working and we haven't been told when it's going to be fixed.

4.
The gas boiler's thermostat is broken and they say there are looking into changing it.

The washing machine was broken when I moved in but the replaced it straight away so I thought they would tackle the other issues as well. What are my rights here?? do I have to fix these issue?? am I been just petty?? any advice on this matter would be great

The_Morrigan

Firstly, are you a tenant or an owner?
I ask this as property management companies usually refer to the companies that manage complexes on behalf of the owners.

Paulw

The_Morrigan wrote: »

Firstly, are you a tenant or an owner?

Sounds like a rental management agency.

The OP needs to chase the agency and also the landlord.

The_Morrigan

Paulw wrote: »

Sounds like a rental management agency.

The OP needs to chase the agency and also the landlord.

I had an inkling, but wanted to ask, just to be sure

kenny_david

The_Morrigan wrote: »

Firstly, are you a tenant or an owner?
I ask this as property management companies usually refer to the companies that manage complexes on behalf of the owners.

I'm a tenant. It's a 3 bed house not a complex.

kenny_david

Paulw wrote: »

Sounds like a rental management agency.

The OP needs to chase the agency and also the landlord.

So do you think my requests are reasonable??

The_Morrigan

They are quite reasonable.
If I was you I would send a registered letter to both the agency and the landlord outlining the issues, ask them to fix them within a reasonable time frame (10-14 days). You could offer to sort out the problems yourself and deduct the cost from the rent - but make sure that you ask and receive permission from the landlord to do this.
The landlord should be made aware about the leaking toilet as that could have an impact on his insurance if he were to claim and it transpired that he was not told about the issue before it got out of hand.

Grandpa Hassan

If you have gas fired central heating, then the gas fire is a luxury that the LL is under no obligation to make work. I have one in my rented house, but it can't he turned on. If it is the only heating source, then of course it is a different story

The rest should be fixed

odds_on

Landlords have a responsibility under Statutory Instrument SI.534 of 2008 Housing (Standards for Rented Houses) Regulations 2008 (as amended 2009) to ensure that the gas and electrical installations in the dwelling shall be maintained in good repair and safe working order. The following will prove compliance with the Regulations.

Gas installations
A current Declaration of Conformance certificate for an IS.813 Annex E inspection issued by a Registered Gas Installer for the gas installation in the house or apartment will prove compliance with the regulations.

Electrical installations
An ETCI Periodic Inspection Report by a registered electrical contractor for the electrical installation in the house will confirm that the electrical installation is safe and is usually valid for 5 years. The result of the inspection shall show a standard which requires that “no remedial work is required”.

Grandpa Hassan

odds_on wrote: »

Landlords have a responsibility under Statutory Instrument SI.534 of 2008 Housing (Standards for Rented Houses) Regulations 2008 (as amended 2009) to ensure that the gas and electrical installations in the dwelling shall be maintained in good repair and safe working order. The following will prove compliance with the Regulations.

Gas installations
A current Declaration of Conformance certificate for an IS.813 Annex E inspection issued by a Registered Gas Installer for the gas installation in the house or apartment will prove compliance with the regulations.

Electrical installations
An ETCI Periodic Inspection Report by a registered electrical contractor for the electrical installation in the house will confirm that the electrical installation is safe and is usually valid for 5 years. The result of the inspection shall show a standard which requires that “no remedial work is required”.

Or they are disconnected, like mine is. A gas fire doesn't have to be provided if there is other hearing. It would be easier to disconnect it

kenny_david

Grandpa Hassan wrote: »

If you have gas fired central heating, then the gas fire is a luxury that the LL is under no obligation to make work. I have one in my rented house, but it can't he turned on. If it is the only heating source, then of course it is a different story

The rest should be fixed

odds_on wrote: »

Landlords have a responsibility under Statutory Instrument SI.534 of 2008 Housing (Standards for Rented Houses) Regulations 2008 (as amended 2009) to ensure that the gas and electrical installations in the dwelling shall be maintained in good repair and safe working order. The following will prove compliance with the Regulations.

Gas installations
A current Declaration of Conformance certificate for an IS.813 Annex E inspection issued by a Registered Gas Installer for the gas installation in the house or apartment will prove compliance with the regulations.

Electrical installations
An ETCI Periodic Inspection Report by a registered electrical contractor for the electrical installation in the house will confirm that the electrical installation is safe and is usually valid for 5 years. The result of the inspection shall show a standard which requires that “no remedial work is required”.

Thanks for replies. I did ask before we moved in if there was a gas fire and the PMC said there was and it was working, if what you said is true above( I'm not saying it is or it isn't) then could I not get them on false advertising then??

ted1

kenny_david wrote: »

Thanks for replies. I did ask before we moved in if there was a gas fire and the PMC said there was and it was working, if what you said is true above( I'm not saying it is or it isn't) then could I not get them on false advertising then??

There is no come back on false advertising especially if its as sales speak

odds_on

ted1 wrote: »

There is no come back on false advertising especially if its as sales speak

Agreed.
EAs have a disclaimer, though not always in the ads, that everything they say about a property should be check by the purchaser/renter.

Santa Cruz

kenny_david wrote: »

I'm a tenant. It's a 3 bed house not a complex.

1. Management company issue
2.3.4 Landlord issue