Advice re landlord/[property manager and heating.
- Thread starter kittyP
- Start date
kittyP
Pluviophile
That's something a few other housemates have suggested (in a private tenants chat, not to him), we are looking on line for the most energy efficient ones as we don't want to swap an unplayable gas bill for an unplayable electricity bill.
We'd realistically need about 7 or 8 of them
teuchter
je suis teuchter
Are there obvious defects with the building/roof - for example, are there places where broken gutters are visibly spilling water?
If so, I would be inclined to take photos of these, and email the property manager saying that as he has raised the issue of damp in the building and its effect on residents, then perhaps he could take action to sort out some of the principal causes.
You are exactly right that if there are maintenance defects like that causing damp problems, then trying to solve them using heating is not going to work, and neither is it fair for you to be paying for them.
(Of course it's also true that damp problems can arise from a combination of inadequate heating and ventilation but the solution here also does not require the heating to be on continuously at 21degrees)
The reason I suggest bringing up the maintenance defects with the property manager is simply as a strategy to give him something more difficult/expensive to think about - maybe he will back off on fiddling with your heating if he thinks you're lining up with other complaints in response. But this will depend on personality and I can also understand that you might not want to risk getting into a dispute that ends with them trying to evict you.
But... If there's some obvious bad maintenance, plausibly leading to damp, and they have already acknowledged that there is a damp problem ... you would have a good case against them for failing to keep the property in good/habitable condition.
And if you wanted a letter that said in someone's professional opinion the property wasn't being maintained in good condition - there are folks here that could help you.
If so, I would be inclined to take photos of these, and email the property manager saying that as he has raised the issue of damp in the building and its effect on residents, then perhaps he could take action to sort out some of the principal causes.
You are exactly right that if there are maintenance defects like that causing damp problems, then trying to solve them using heating is not going to work, and neither is it fair for you to be paying for them.
(Of course it's also true that damp problems can arise from a combination of inadequate heating and ventilation but the solution here also does not require the heating to be on continuously at 21degrees)
The reason I suggest bringing up the maintenance defects with the property manager is simply as a strategy to give him something more difficult/expensive to think about - maybe he will back off on fiddling with your heating if he thinks you're lining up with other complaints in response. But this will depend on personality and I can also understand that you might not want to risk getting into a dispute that ends with them trying to evict you.
But... If there's some obvious bad maintenance, plausibly leading to damp, and they have already acknowledged that there is a damp problem ... you would have a good case against them for failing to keep the property in good/habitable condition.
And if you wanted a letter that said in someone's professional opinion the property wasn't being maintained in good condition - there are folks here that could help you.
kittyP
Pluviophile
Thank you.
I typed out a long reply full of all the stuff thars happened over the years and the damage thats still left (in just my flat) but I've cut and pasted it into my notes for now as looking at it is making me ashamed I've put up with it for so long.
kittyP
Pluviophile
We can't access the boiler downstairs now as he's screwed a panel over the frontIs the property manager any good at electrics?
If not you could take the fuse out so the boiler only works when you want it too.
kittyP
Pluviophile
The reason a few of us have stayed here and put up with the shit for years is because up until a couple of years ago we were left to get on with it and it was cheap.
I fear whatever happens now, that will change, as either there are bills we can't pay or rent rises we can't pay.
I fear whatever happens now, that will change, as either there are bills we can't pay or rent rises we can't pay.
AnnO'Neemus
Is so vanilla
Call or webchat Shelter. Don't assume what they would or wouldn't say that might be supportive of the property manager/landlord's stance. Ask them what * your * rights are. You shouldn't be responsible for the bill for the whole building.Years ago the bills were in the landlords name but he didn't actually deal with any of it, we were expected to open the paper bills addressed to him (which I think is possibly not quite legal) and the call the energy companies and pay over the phone, the bill in full.
An ex tenant was in charge of this and collected monies each month, he then left and basically ran off with our money. Bills appeared on the mat the day after he left and we didn't have the means to pay them. The energy companies wouldn't deal with us as we were not the account holders.
The only way to work it in the end was basically treat it like the landlord had moved out (I suppose he was chased for the money * shrug *) and we had moved in and start new energy accounts in (then) Badgers and my names and when we split up he came off the account.
I have looked at the Shelter website and the section of Lambeth Council for private renters but it is all about what to do if your LL or agent us not making the living environment safe.
He would, I am sure, argue that that is what he is doing but keeping the heating on.
AnnO'Neemus
Is so vanilla
Your landlord shouldn't be preventing you from accessing the boiler controls. Usually, tenants complain that the heating/hot water isn't on. But the same principle applies in your situation where they're putting it on and preventing you from turning it off.
If the landlord wants to do that, they should be putting the bill in their name really. You shouldn't be made responsible for collecting bill money from other flats.
If other people don't chip in their share of the inflated bills, you could be left in debt, with CCJs,etc.
As well as asking Shelter, ask council too what they think.
Can my landlord lock my thermostat in a box?
If a tenant wants the hot water on, but the thermostat has been locked away, what can they do?
www.bbc.co.uk
WouldBe
Dislicksick
The boiler should be connected by a cable to a fused spur that you could take the fuse out of if it's accessible. Alternatively can you get access to the fuse box? You could turn the power for the boiler off there. If the fuse box isn't accessible the landlord could be in deep shit as you can't turn the power off in an emergency.
kittyP
Pluviophile
Honestly I don't think that's a route we should be going down, I don't want to get us in to trouble and there are 6 adults downstairs relying on being able to have a shower and do washing up etc when they need to
8ball
Decolonise colons!
Well, I guess you could always kill the property manager…
A380
How do I change this 'custom title' thing then?
Liked for the action, not how you feel.
8ball
Decolonise colons!
It’s always like that when you’re busy with other stuff though, isn’t it? You kind of respond to one shitty thing at a time and don’t see the build-up of the cost (monetarily, emotionally, etc.) until you devote some time to look at it in aggregate.
Have been there. More than once. Don’t beat yourself up about it.
kittyP
Pluviophile
I have compiled an email which so far I've only sent to myself but will send it to the other tenants, they can add their thoughts then when all in agreement I'll send to the property manager.
I am hoping this will solve the issue but actually typing it has helped me calm down a bit.
I am hoping this will solve the issue but actually typing it has helped me calm down a bit.
quimcunx
imprimeo, lamino, distribuo
When the bills went from the landlord's name to yours did they drop your rent?
I think the summary of your situation is We, the tenants are responsible for paying the gas and electricity bills and using these resources to heat our home to a level that suits our comfort, finances and health. They are in our name and the settings should not be tampered with by anyone who does not have responsibility for these bills. The landlord/property manager is responsible for the maintenance of the property. Lack of 24/7 heating is neither the cause of the damp and mould problems, nor the solution. The problems are caused by a lack of maintenance and repairs, and can only be fixed by appropriate maintenance and repairs. If the landlord wants to save money by using the gas central heating to (ineffectively) tackle the damp and mould problem in the property, instead of carrying out appropriate maintenance, then the landlord should pay that cost, not the tenants.
Other than that is their a lock you can put on the boiler, boiler control or thermostat?
I think the summary of your situation is We, the tenants are responsible for paying the gas and electricity bills and using these resources to heat our home to a level that suits our comfort, finances and health. They are in our name and the settings should not be tampered with by anyone who does not have responsibility for these bills. The landlord/property manager is responsible for the maintenance of the property. Lack of 24/7 heating is neither the cause of the damp and mould problems, nor the solution. The problems are caused by a lack of maintenance and repairs, and can only be fixed by appropriate maintenance and repairs. If the landlord wants to save money by using the gas central heating to (ineffectively) tackle the damp and mould problem in the property, instead of carrying out appropriate maintenance, then the landlord should pay that cost, not the tenants.
Other than that is their a lock you can put on the boiler, boiler control or thermostat?
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kittyP
Pluviophile
To the last part, we can't even access the boiler downstairs anymore as he's screwed a panel over it and he seems to have set the thermostat and sensors up to his phone now
so is essentially spying on us.
Storm Fox
Trying the find the next noun to verb
Can you place something warm under the sensors to trick them into thinking it's warmer than it is?To the last part, we can't even access the boiler downstairs anymore as he's screwed a panel over it and he seems to have set the thermostat and sensors up to his phone now
It's a really shitty position to be in.
kittyP
Pluviophile
It may come to this.
But, we are aware that if he did put the bill back in his name he could essentially charge us what he likes so the financial hit would still fall on us.
kittyP
Pluviophile
It's saying its D for downstairs and my flat.
How is that worked out though?
Boudicca
Seaside Queen
It assesses things like insulation, double glazing etc. D is the average and above the minimum requirement, so no leverage there I'm afraid.
kittyP
Pluviophile
There is very little double glazing downstairs, big gaps around the big wooden and glass windowed back door which is not very safe security wise either and the insulation is rotted away to nothing in the loft.
I wonder who gives the certificate and when it was assessed.
It wouldn't surprise me if it's a bit dodgy that it's so good
quimcunx
imprimeo, lamino, distribuo
You could say he pays the difference between this year and last. Any heating above what you would choose is a property cost not a tenancy cost.
kittyP
Pluviophile
Like with all of this, what we want and what we can actually make him agree to are potentially very different things.
