Who You Can Complain to About Landlords

Author: Haydn Mullineux

Under the terms of the tenancy agreement, landlords are legally bound to provide a good standard of accommodation. If they fail to honour this in any way then the tenant has every right to complain.

Upholding Landlord Standards

As a tenant you have every right to expect that certain standards are upheld by your rented accommodation and the landlord. These should be outlined in your tenancy agreement.

In summary, the landlord must ensure that your home is safe and in good repair. If you have kept to your side of the tenancy agreement then you are entitled to all your deposit back at the end of your lease. If the landlord withholds this then they must prove why they are doing so. If they harass you then they could be breaking the law. And finally they must follow the correct procedure if they ask you to leave the property.

If they fail to meet the standards outlined in the contract then you have both a right and a duty to complain.

First Discuss With Your Landlord

If your landlord is failing to uphold their terms then you should first discuss the matter with them directly, either in person or over the phone. They should be given the opportunity to sort out the problem before any official complaint procedures are followed. They may even not be aware there is a problem and prove willing and able to rectify the situation promptly.

You should give your landlord a reasonable time to put things right. How long it is reasonable will depend on the nature of the problem. If your drains are blocked then you would expect immediate action, but the handle has fallen off the kitchen door then it is fair to wait a couple of weeks at most.

If the landlord needs to access the property to carry out any repairs then you must give them reasonable access to the property, and in return they should give you 24 hours notice of their visit, and call at a sensible time.

Complaint Procedures

If this approach fails to achieve a satisfactory resolution – perhaps you feel they are ignoring you or not taking your problem seriously – you can take your problem to the next level by enquiring as to whether the landlord operates an official complaints procedure.

As mandatory members of the Independent Housing Ombudsman Scheme, all social landlords are required have a procedure in place for dealing with complaints. Copies should be able from their offices.

Private landlords are not obliged to operate such a procedure, although the larger ones typically do, as well as those that have chosen to be part of the Independent Housing Ombudsman Scheme or a landlord accreditation scheme.

If your rented accommodation is council owned then you should instead follow its own complaints procedure.

Which Ombudsman Do I Need?

Tell us what went wrong and find out which ombudsman or regulator can help, whether it is worth escalating, and exactly how to take your complaint further.

Try our Which Ombudsman Do I Need? free, here on this site →

Ombudsman Support

If the final result of the respective complaints procedure proves unsatisfactory then you are entitled to raise the issue with the appropriate ombudsman scheme, which will investigate the complaint and offer its own assessment.

If your landlord is a member of the Independent Housing Ombudsman the complaint should be taken up with them. If your property is council owned and they have failed provide a satisfactory resolution then they are answerable to the Local Government Ombudsman.

Your situation may be slightly different. ask a question below ↓ and our editorial team will reply with our advice.

Complaint Letter

If the landlord is not answerable to a complaints procedure you should instead send them a formal letter of complaint.

The letter should be addressed to the appropriate member of staff at the correct address, and be clearly identifiable as a complaint. The text should clearly define the problem and what you want the landlord to do to put things right.

Contact the Council

If such efforts prove futile and your landlord is still failing to honour the tenancy agreement then you should contact your local authority. Housing officers should offer advice on what to do, aid you if your situation has become difficult as a result of the dispute and also help you in pursuing the matter further. They have the power to take action - under the Landlord and Tenant Act 1985, the local council is able to prosecute landlords.

Seeking Advice

Aside from your local authority’s Housing department, Tenancy Relations Office or Environmental Health Department, you could also seek advice from a Law Centre, Citizens Advice Bureau, Housing Advice Centre or a solicitor.

Such advisors will prove invaluable if your complaint is not resolved and no other option is left open other than to go to court in order to enforce your rights.

The Next Step

Now that you have read through the advice above, you might want to put it into practice. Our Which Ombudsman Do I Need? lets you tell us what went wrong and find out which ombudsman or regulator can help, whether it is worth escalating, and exactly how to take your complaint further. Try it now →

141 questions

Ask Complaint Expert a Question

Vince 31/07/2021 at 7:43 pm

I've been in a single room for a year now but the day I moved in was promised a double room in 3 weeks. The landlord has been in my room on at least three occasions without any notification at all. The only notification i have received was when the council did a visit and was told not to be in the property at that time!!! The washing machine wasn't working for over four months. It took 6 weeks for me to get my room key. Items of food and toiletries were stolen. All these issues were reported to the landladys husband as I had no contact, and still don't, details for her . On moving into the property the tenancy agreement was only one page. Also as well as paying £585 per month I've also had to pay £40 per month for gas and electricity. That makes my single room costing £625 per month ... extortionate don't you think ????

Dizzy 18/07/2020 at 10:25 pm

Hello...last week when i was visiting a friend,his carbon monoxide detector started going off and he said it had started again a few days after. He could only contact his landlord/private landlords company,as far as i know nothing has been done. I tried to warn my friend because of his own safety and that of his 8 year old daughter who both reside there. Any advice that i can pass on to my friend would be much appreciated. If it was me,i would contact someone immediately but it's up to my friend.
Many thanks

Hickers 13/07/2020 at 7:52 pm

I am supposed to be moving I to my new rented home in the 20th July. The landlord is an Estate Agency who has continually delayed signing the agreement. They today phoned me to tell me they are no longer going to rent me the property as they don't feel wecwill have a harmonious relationship. This because I have politely queried things like why I am only getting the keys on the afternoon of my occupancy date

Jules 01/11/2019 at 6:20 pm

Hello,my friend is leaving his tenancy on the 15 November.
The landlord wants paying until the end of the month.
He is also trying to get someone else into the property to start on the next day ( 16 th November)
Can he charge both tenants for the same property or should my friend get 2 weeks rent back?
Thanks in advance for your advice.
Julie Gale.

Ladylikenat 28/06/2019 at 3:47 pm

I moved out of a Cottons letting Agency Property on the 21st of Januray of this year, a standing order was set up for payments of rent.

I did recieve a final bill from Cottons and as I was in the process of moving home, I allowed for the standing order to be paid for the full months rent I naively thought they realise the overpayment and reimburse the difference when they paid back my deposit.

The letting agency Cottons are refusing responsibility, and the landlord has failed to accept liability. Besides following there complaints procedure which Im finding very difficult to obtain what else could to do to recoup the overpayment.

none 13/06/2019 at 9:38 am

we own are home but landlord next door to me has left the the place in a bad way no one lives there no more as the man went in a home 2 years a go and all his stuff is still in there and we have mice his trees are over grown he doesent seem to want 2 no

Fran 17/11/2018 at 12:05 am

I’m privately rented, but with no tenacity agreement. I’m moving out with notice given and all is ok, my landlord messages me, with harassment/ bullying stating about the conditions of the property, I’m on holiday and he enters?
I said that you need to give me notice but he said he can enter. The property is clean and tidy, but states it’s “filth” I still have over 2 weeks left there and all my belongings are there. I’m scared to go back

Bafana 06/11/2018 at 6:38 am

i have rented the place at Duvha Park in Wit bank stand no 2395 Ext 15 under Direct sell in Witbank the and i have paid a deposit of R4700 and i have send 30 days noticed on the 30/09/2018 i move out then they have said i am going to get that deposit because the house is dirty then we made an agreement they have said i have to paint the house only to find that when entered the house they didn't paint but i have decided to buy a paint and painted the whole house on the 20 of October 2018 expecting to get my deposit of 47000 back i didn't get it until today. please assist

Sange 17/10/2018 at 11:51 am

I have been living in rented place for a month on the 23rd of this month and have had no hot water or shower, as its run from hot tap, since i moved in. I have asked and asked them to sort it out but they dont seem to be doing anything. Do i still have to pay rent if i havent had any hot water. Sandra

Nic Editor 13/09/2018 at 10:48 am

@Ben - if the landlord has broken the terms of the agreement, then yes.

Ben 12/09/2018 at 1:33 pm

My partner and I have signed a tenancy agreement less than a month ago. When we viewed the house, the landlord was still doing maintenance work on the house and said it would be completed when we move in. The work still needs doing on the house, he has been to the house once in the last 2 weeks and done roughly an hours work. He did not give us any notice that he was coming, we have sent him text messages and tried to call and he is ignoring us.
We don't really want to move in as there is no working shower (he is liable for this, there is a bath).
Before signing a tenancy agreement he did say that he would fit a new bathroom and kitchen within 12 months but I don't trust this will happen any more.
Can we refuse to move in and request all of our money back?

ComplaintExpert Editor 09/07/2018 at 1:55 pm

The Shelter link here tells you more on how you can make an official complaint. As evidence, I would make sure you keep a diary of all correspondence and the failures of your landlords to act.

Keneian 07/07/2018 at 3:18 pm

I HAVE BEEN TRYING SINCE 2011 AND BEFORE.BUT WHEN I DO PHONE THEY PUT DOWN AS EXPLAIN IN COMMENTS PLEASE HELP MEREGAURDS

Gorda 09/06/2018 at 3:48 am

My problem s because my landlord no speak english n went I have compleins she need the call the daughter (11) years n the girl no understand nothing n the mother think I want the fight n everything s you no like you need to move

ComplaintExpert Editor 07/06/2018 at 11:19 am

Unfortunately, you would have to seek alternative professional legal advice regarding this matter. If you gave your landlord cash, it would be more difficult to prove you have a case, unless you can prove you gave your landlord the money.

Ash 06/06/2018 at 9:31 am

Hi i have a big concern .i have given accomodation by my x solicitor on agreed verbal agreement but when i changed my solictor he turned from all his words and now he wants me to vacate hia house. I am asylum seeker n my case is in process.
I dnt k ow what to do.he gave me notice which is tht i owe him money which is wrong because he took all cash from me and kept with him and told me tht he will adjust in my rent plz help

ComplaintExpert Editor 05/06/2018 at 10:29 am

If the information in the article doesn't answer your question, , which may help further.

Murphy 04/06/2018 at 1:02 pm

My son and daughter have a landlord that does nothing in the house that they rent it's a right mess

ComplaintExpert Editor 31/05/2018 at 2:28 pm

You can see more whichwhich should answer your question further.

Do 29/05/2018 at 2:14 pm

Hi
I live next door to a landlord house . The people in it don't speak English. I have said to there landlord about them throwing cotton buds butt's. Burning clothes on there flat roof which is all blowing into myour yard . I have spoke to the landlord . Nothing was done . Now with the good weather the smell is bad coming from there bathroom which is my yard wall . The smell of urine stinks so bad I can't sit out my back or open any windows out back . I'm having to spray zoflore all round my yard every day 5/6 a day. I have told them about it and they don't speak English . The landlord doesn't care . I don't no what to do who to conplaine to . ??????

ComplaintExpert Editor 10/05/2018 at 9:51 am

You can see the ways to have your deposit returned via whichIf the property is not fit to rent, you can see more via which

Pawan 09/05/2018 at 3:29 pm

I want to complain against to illegal property ,landlord useing for business that properties and that properties rooms not have a Windows and that properties not have a flat or house that have a office before very bad she not care to anyone ,she want only money ,when I say to her give me my deposit back £400 she say to me no ,pls tell to how can I complaine about her ,seriously very bad property.

SNHH 04/05/2018 at 3:52 pm

Looking for advice please -

Our tenancy is up on the 25th May and we can’t move into our new home until the 4th June. The problem we have is the landlord isn’t answering any calls at all and it seems like he’s trying to avoid us? This has happened on a number of occasions he frankly hasn’t helped with any repair work and doesn’t want to be contacted or do any of his duties.
We are really starting to worry we need our tenancy to be extended or I don’t know what we will do.. a holding deposit has been paid for the new place and they can’t get us in any earlier because the house is being completely refurbished.
What are my rights... can I refuse to leave until the 4th of June? I can’t send him a letter because the estate agents can’t provide us with the details.

Any help would be truly grateful.

Many thanks

SanB Editor 16/02/2018 at 3:10 pm

@Jules - just complain to the letting agent again. You'll have to unfortunately go through the same process. But, if it's a rubbish job - they should get the maintenance people back in.

Jules 16/02/2018 at 2:31 pm

I got broke into just before Xmas. So the window got smashed and the frame was broken up also. It took 2 months for the letting agent to get round to putting a new window in. They have not put in new frame and beads just screwed the old beads and some plastic bits round the window to kind of secure it. Also there is a bit of draft coming in. I just need to know what I can do about this as it is such a cowboy job.

Suz 11/01/2018 at 1:27 am

Looking for advice i live in a council ground floor flat and my house and the house above me was badly flooded today by a private landlord in the 3 rd floor causing lots of damage to both properties.. on speaking to my housing they have said they will repair building ceiling and floors but nothing else as i need to claim the landlords liability insurance in regards to repairs needing done.. spoke to landlord whonhas basically said it was an accident and he is not liable for any losses. Also his property has actually been lying empty since October with only workmen going in occasionally.. Where do i stand with this as for me to go through my own house insurance i have an excess of £350 due to it being an escape of water.. I am at my wits end with this and any asvice would be really appreciated.

Hayleyhare 18/11/2017 at 4:46 pm

Is there a governing body for private landlords who rent out workspace, shops and workshops?

Many artists work in poor conditions (eg lack of heating) and when they complain to landlords nothing is done.

Is their anyone who can support them force their landlords to fix thibgs that go wrong.

ComplaintExpert Editor 11/09/2017 at 3:58 pm

You can see more via the gov.uk link here which should explain all you need to know.

145N 09/09/2017 at 4:58 pm

We have just moved in about a week ago and have found a few problems, we have a wobbly floor board upstairs in the bathroom and feels a bit unstable, the room that we are planning for our baby has mould underneath the wallpaper, also cracks in the wall underneath the wallpaper where a plug socket is and a hole in the floor under the radiator, a hole on the ceiling and floor where pipes are which are also loose. Our front door has no letterbox flaps on either side which brings in cold draught also there is a gap at the bottom of the door which shrinks when cold and if get hot, the door gets stuck. Our baby is premature and in hostpital still and concerned if she comes home it will make her ill as she is most vulnerable. We are most concerned about the mould and draught and the hole in the floor where the nursery will be. We have phoned the estate and a maintenance man did come round after we kept calling him for about a few days and when he came he didn't seem interested to what we shown him and haven't heard back since. What can we do ?

ComplaintExpert Editor 28/07/2017 at 10:36 am

In this case you would need to seek professional advice . The Citizens Advice may be able to help you further, Please also see gov.uk link here which will help you further. If you have kept previous texts, these may help if you need to take the matter further.

Bo 26/07/2017 at 7:41 pm

I've been renting privately for 10 months now. None of the bills are in my name, they're in my landlords name and I pay him directly. He owns the house and pays a mortgage on it. I've not been supplied with a smoke alarm or a carbon monoxide detector. Repairs have not been done either. He's living with his fiance and openly admits here not registered at her address. I'm concerned that he's doing something illegal. My partner moved in with me two weeks ago, my landlord has been round several times during that period and even met my partner. He stated that there's no issue with him living with me, but rent is to go up - which I expected - we agreed on the new rent amount and this was paid on the due date (24th July) during that whole day I received verbally abusive and harassing text messages from my landlord now stating that it was an issue my boyfriend moving in (even though for two weeks prior to this date he knew my partner was there and did not state any issues with it) he proceeded to tell me I was "taking the piss" out of him for having my partner live with me. My tenancy agreement does not state that it's single occupancy only, nor anything to do with having anyone live with me. After pointing out to him that he could have mentioned it during his several visits to the house that I did not understand why he now has an issue, and that I was feeling intimidated by his messages he told me a new contact was in the post for me and my partner to sign. Two days later I receive a hand written letter telling me I have one month to leave the house "under the circumstances". I feel totally at a loss as what action to take. My partner and I are looking elsewhere but who can I contact with regards to the issues (no smoke alarm, abusive harassment etc)?

ComplaintExpert Editor 25/07/2017 at 10:56 am

I am sorry to hear this. The Shelter link here tells you more on how you can make an official complaint. As evidence, I would make sure you keep a diary of all correspondence and the failures of your landlords to act.

Deni 24/07/2017 at 8:55 am

I have lived in sheltered accommodation for nearly 3 years now.It has old style night storage heaters that are ineffective. They cost me £400 to run for the first winter quarter.
Last November (2016),due to bad ventilation (already established by independent source to be their lack of extractor fans).The mould and damp affected EVERY room and caused me to loose some items,and have to replace several.
Due to them being slow to act(7months to be precise,despite numerous emails,phone calls,and,contributions from my Mental health team and M.P) the problem escalated.
Since beginning of June,they have fitted a dehumidifier unit ,and repainted the bathroom.A residue of mould and damp remains behind my kitchen units,as they are not accessible to treat.
The housing association, sent someone to replace the shelf in this unit,and by his own admission he said they needed replacing,even submitting photos on my behalf.This was one month ago.Curo have promised to send another person to access it,so far I have been contacting them several times a week,as the smell from my utensil drawer and under the sink cupboard is very obvious every time they are opened.
I have spoken to 3 different people so say from same department who agree an assessor should come out and look,but they are failing to make a firm appointment with me,or return my calls as they promise.
I am 60 years old and moved here because of physical difficulties and mental health reasons.
Please help,I am frustrated that I should be always chasing them to do work,they are well aware of..Some days I feel suicidal,as I know it will mean more ineffective chasing up..Thankyou.

Abbie Editor 20/07/2017 at 12:28 pm

@Tenant - You can also apply to the small claims court.

Tenant 19/07/2017 at 12:15 pm

Hi, my landlord did not return my deposit in full and he argued that the house was not left in a good condition. However with our photo evidence from both moving in and out, clearly we have done the house cleaning thoroughly or even better than its initial state. It is very hard to obtain my full deposit back because it was not secured by the DPS. I think we as tenants have the rights to obtain full amount back. Advice needed.

CRM 18/07/2017 at 12:07 pm

Hello,

I am having an issue with my landlord. The flat is fully furnished and a few months ago the washing machine broke. We had been at the property for around 13 months when this happened and the washing machine was 6.5 years old and had been through a number of tenancies. The landlord alleged that this was our fault and told us we needed to pay "at least half". When we pointed out that we had used the washing machine in an appropriate way at all times and that we didn't feel this was our fault he refused to budge. We then got a second opinion from an engineer who confirmed that we were not at fault at all. We have therefore refused to pay and the landlord has subsequently filed a notice on us to leave.

We have now found another flat to rent, but the landlord is now refusing to give us a positive reference regardless of the fact we have been good tenants, always paid the rent and are respectful of the property and kept it in good condition. He has said to our prospective new landlord that he "would normally give a reference but refuses to give us one". This is clearly a concern for us.

Can you confirm if there is anything we can do or if there is any way we can complain about the landlord's conduct etc and notify potential new tenants? We did not want to move out and feel that we have been forced out by the landlord unreasonably.

Thanks

C

Sal Editor 31/05/2017 at 12:48 pm

@Tina -you'd have to look at the terms of your lease. All the info of what you do and do not pay for should be included. Landlords always cover themselves over stuff like this!

Tina 30/05/2017 at 6:36 pm

I've been a good tenant rent up to date no issues 10 years here, lady has water goin into her house downstairs and after investigation seems it's coming from a pipe somewhere under me so they want me to lift the floors to do the repair I have no problem with that accept if I lift the floor it will not go back down it's glued laminate, I had permission to put it down, anyway if it's lifted it will need be replaced I don't have the money to replace it but housing association says it's my responsibility is this correct?

Sam 27/05/2017 at 5:07 pm

I have Polish neighbours renting through a private landlord and the husband living there has verbally abused me and I reported it to the police and the landlord the landlord has sided with them and this man continues to intimidate me of which I report periodically to the police for their records. I had to have a fence put up between us I know it's too high at eight foot but he was looking and shouting through fence and I told the landlord what I was going to do with the fence of which I never had a reply. Anyway the council have been called but they have sided with me saying that it doesn't obstruct them at all. Every time I go outside on the garden or the car if he is there he stares you can see by his face he is desperate to say or do something and I feel unsafe in my own home. If I was married or had a man here I doubt whether he would be doing this.

Pey 19/05/2017 at 5:31 pm

I am having problems with neighbours next door having gangs round fixing motor bikes in house petrol fumes gangs coming to house drugs being smoked in house by gangs I have reported them to landlord and they ignore me

Pete Editor 15/05/2017 at 2:30 pm

@Liliana28 - if you have roaches ring the environmental health. No person should have to live in that kind of mess :(

Liliana28 15/05/2017 at 4:43 am

Hello I'm having a problem with my landlord I was leaving in the same house for 3 years I move from there one week ago for another house with a new landlord..I find the new place and I didn't check the place because a freelancer told me if I really want that room to pay the 2 weeks deposit what I did in a same day because of him pressure ..e days after I book a view with the landlord and before I start leaving there I complain about the smell when I get in the door I move and in the same day I found that the kitchen was desguating rabish on the floor and cockroaches everywhere in the Kitchen after that I told him to sort out the problem and he says that do everything...same night I found the same problem since the day I move to this house I can't Cook I can't have a meal in this house I have videos everything from this situation 4 days and I told him that I gonna leave...my question is I have reason to ask all my deposit back? I apreciate a answer because I pay 2 weeks deposit 2 week advance and I notice that I leave in the first 4 days so tomorow I'm going to another place thank you

ComplaintExpert Editor 26/04/2017 at 11:57 am

Under housing law, there are two ways to calculate if your home is overcrowded. One way is by the number of rooms for people to sleep in. This is called the room standard. The other way is by the amount of space in the home and the number of people living in it. This is called the space standard. Statutory overcrowding is when there are too many people living in your home using either of the calculations. The Shelter link here will explain how you can calculate this and what your options are.

Iman 25/04/2017 at 1:32 pm

I'm having a problem with the council for a long time I live in a permanent flat for more than 11 years I only had one child when I first moved there now I have five kids in two bedrooms flat and my self. I have a condensation problem all the walls is full of mould and damp I'm asthmatic and my kids always have a blocked nose and the house is too small for us and the situation is becoming stressful for me and my children

Rich46 Editor 18/04/2017 at 1:54 pm

@Miks - you would have to go through the small claims court if your landlords are ignoring you. You can claim through Money Claim Online MCOL.

Miks 18/04/2017 at 5:47 am

I vacated my flat 28feb. After two weeks of no return of my deposit I contacted the landlord he replied immediately advising that I would only receive 191 of the £1045 deposit back.
I was stunned as this had not been advised to me before. His staff failed to carry out the checkout procedure and in fact failed to show up when Rep did.
Then two days later I received £853 back. No explanation, no apology.
I have been emailing him asking for an explanation and to date nothing. His last email advised he was trying to get to the bottom of it.
I'm not sure what. he is ignoring emails as nothing since 16mar.
What can I do to get the remaining monies back?

ComplaintExpert Editor 16/02/2017 at 1:50 pm

You would have to talk to the housing benefit office directly about this, particularly if she has been overpaid and the money has gone directly from housing benefit into her account. Or, if is a case that she refuses to pay you back so you can clear your overpayment, you may be able to take the matter to the small claims court.

Aliann 15/02/2017 at 9:56 pm

I'm having problems with my landlady. I receive Housing Benefit into her account.
She got overpaid . I try sort it out 3 weeks ago she say she doesn't have time to check . Now she is ignoring me ...
the amount is abbot high. I tried get help for free e couldn't have . I got not money to pay lawer . I have no idea what I can do now ...

Govion 13/02/2017 at 9:33 am

I am not happy with my land lord,she always complains for nothing i am tired ;->

Shaz 02/02/2017 at 9:16 pm

I'm wondering what I can do about the landlord of the property upstairs from my own rented private let. He has recently let it to tenants who work night shift so sleep all day, but he's in there from around 5pm evry nyt till late. Last week it was 1am, 12am and 10.30 for 3 nyts in a row. Hammering, sawing, moving furniture and he has heavy work boots on all the time. I have listened from 5pm tonight again his workboots clattering from room to room and hoovering and furniture being moved!!! How do I go about reporting this inconsiderate idiot, as just a week ago I went and complained about the noise and hea still at it. it's now 9pm on another school nyt and my 10yr old is in bed and my 15yr old who is sitting a prelim in the morning and needing a bit peace to study really and get a good nyts sleep for her exam which I told him already. Sick of it now. This has went on almost evry day and night inc weekends since 8.30am on the 2nd January!!!!No need at all. He can't be allowed to be in there whener he wants surely but he obviously thinks he can!!!

ComplaintExpert Editor 19/01/2017 at 1:47 pm

Please see Shelter link here which tells you how you can complain here. I hope this helps.

ComplaintExpert Editor 19/01/2017 at 10:35 am

If the condition of rented housing is affecting your health or safety, the council's environmental health inspectors could help, please see Shelter which

Donna 18/01/2017 at 7:10 pm

I have had a leak in the ceiling above my stairs on and off for over 8 years now. The council come out and "fix" it, but within a couple of months its back again. The hole in the ceiling is huge, but never been repaired. I constantly report this and have waited up to 2 weeks for it to be fixed (while water is running down my stairs) I have pots underneath but as its on the stairs they are not very big and often overflow during the night. This has resulted in my having to replace my stair carpets 3 times now. I tried to make a claim to the council to refund the costs, but was told i have to claim on my contents insurance. Surely they cant expect me to do this 3 times??? Are they responsible for this as they are not carrying out the work in time and definately not doing it properly.

Donna

Blanco 18/01/2017 at 10:17 am

We been living in yorkshire housing property 4 years in April this year i have asthma which i have had to get a stronger inhaler which we are having damp issues and bad condensation my young daughter who is 2 and 4 months keeps getting chest infections we went to the doctors i am for going to asthma clinic my doctor has wrote two letters been to CAB no one is helping housing have put vents in the doors no good cos now its cold any repairs we need they fob us of and upstairs flat is caked in mould and damp due to the roof so its matter of time we will have same they wont move us as we took it on as temp accomadation ceiling in kitchen has had a leek am not repairing it cos they said we cannot please help they said my asthma is not a concearn or my daughters health to is not a concearn but it is what we do now please

Panos 15/12/2016 at 1:51 am

Hello, I have been evicted by my landlady a month before the end of tenancy agreement due to one day of delayed payment. She harassed and she was verbally abusive to me as well. She kept my deposit too. Please tell me what to do.
Thank you

ComplaintExpert Editor 28/11/2016 at 10:08 am

Your landlord must provide working utilities including heating, electricity, plumbing, and both hot and cold running water. In addition to the information in the article, if your landlord is a local authority landlord, you can find out how to complain which

Dino 27/11/2016 at 1:35 am

Hi i am a tenant în a house and i have problem with the heat inside . The owner dont give the heat inside the house . It is very cold . How can i make a complaine and where ? A conccil number for this problem ..
Please

Gorbys 12/11/2016 at 5:50 pm

My daughter is at unit wraith and shares a house with four other girls, one of the girls attached my daughter and then later apologised saying she had mental health issues and was contemplating suicide, my daughter advised that if she attacked her again she waould take the matter further. This girl has attacked her again. The police are now involved but my daughter doesn't feel safe, does the landlord have any responsibility,I'd to evict the other girl or let my daughter leave without penalty.

Desperate 11/11/2016 at 4:43 pm

I have a nightmare neighbour causing antisocial behaviour - noise, dangerous dogs running loose, threats made to my family,6 hours of harassment in one evening- police issued warning. Letting agent saud had done nothing wrong yet we have evidence . Smashed my car with a brick. Where do we stand re getting letting agent / landlord to act / evict ?

Willow 21/10/2016 at 10:10 am

I have moved into new build student studio. One week before moving in I was told some services weren't ready but would be soon. It's been a month now however and the building still doesn't have a working lift, wifi, concierge, gym, terrace - all of which were promised. The agent keeps giving ever changing reasons (lies) for delays but I'm so fed up and still have to pay full rent. There's no alternative accommodation I can move to - so fed up.

jo 29/09/2016 at 9:35 am

my house mate are so dirty , they left the food in the kitchen until become maggot . they leave the dirty plate after they ate in the kitchen. they didn't cover to their foot , they left open it. I saw many Fly in the kitchen. I told them to tidy up but they not listen and we will going to b fight . Please give me advice

ComplaintExpert Editor 08/09/2016 at 11:58 am

If your neighbour wont comply, you should contact your local council/local authority’s dog warden service. You'll usually be given a record sheet to complete in which you’ll be asked to rate the level of noise, the exact time(s) it occurs most often, for how long it persists and how it affects you and your family. If the dog warden then decides to investigate, they may want to come and install sound monitoring equipment in your home. If that happens, and the results indicate that the law is being broken, then the dog warden is likely to pay a visit to your neighbours. Initially, this may be done with a view to informing them that there is a problem and also to check on the welfare of the dog. If the noise persists after the owners have been given a deadline by which to resolve the problem, then the local authority can issue an Abatement Notice. Then, if the barking does not stop, the owner could very well be taken to court. Please also see gov.uk whichI hope this helps.

Saga 07/09/2016 at 3:22 pm

I need help. I work a rotating shifts and my neighbour's dog keeps me awake by barking constantly in the days and sometimes in the night. I have complained to my landlord and they don't seem to want to do anything about it. This is driving me crazy. I need some sleep. I am stressing. My health is deteriorating by my inability to have a good sleep. I need help

ComplaintExpert Editor 05/09/2016 at 12:35 pm

Much depends what is contained in the lease. If supplying internet is not part of the lease then your landlord is under no obligation to ensure this. You might wish to ask the other resident tenants what they do in order to get around the issue.

Proozax 04/09/2016 at 3:03 pm

Hello
Just rented an apartment middle of the town. And after couple of engineer visits we find out there is not bt box wired in to the whole building so we cant have internet acces until is sorted by BT. BT not working for free land lord not willing pay for BT. If i call angency they say its not they problem call landlord landlord say call agency. It is really sad in 2016 no internet in a flat for 575pcm ! Any advice ? Thanks!

Aid747 Editor 01/08/2016 at 10:33 am

@Roo - did you get the agreement in writing? If you did, you have more of a chance of getting your money back, but if you didn't it's her word against yours.

Roo 31/07/2016 at 9:24 am

Hello,
I'm after some advice please. I recently rented a private house and paid a months rent in advance with the agreement that the landlady would fix the patio doors as they wouldn't shut, put a carpet on the stairs as the gripper rods were left in which my 5 year old would have stood on and to sort the electrics out BEFORE we moved in as it was unsafe for my kids to be there. We got to week 3 and she still hadn't sorted anything out so I told her I couldn't move in and asked for my rent in advance back. For several weeks she wouldn't even reply but finally got a response saying she wasn't going to give it back and she could sue me for 5 months rent if she wished. Can she do this? Also, am I entitled to my money back as she never kept to her end of the deal, whereas I did by decorating and clearing the jungle of a garden and also removing the previous tenants crap at my own expense as she just wasn't getting anything done! Any advice will be gratefully received, thank you.

S 05/07/2016 at 2:26 pm

Hi Ya, I took a Shorthold tenancy through one of the letting agency, as I was deciding on Trial separation due to anxiety issues. Before signing the Tenancy I was assured that the property will be cleaned and everything will be working and I can occupy the same on June 25th, 2016. But on June 25th, when I was supposed to shift there was nothing working including stove, fridge and lights. Also the bathroom was not cleaned. Got to know from present tenants who were living there that the house was burgled twice and carpets were never in place from an year, where I was told it is being refurbished. The emails and calls were not responded even after repetitively reminding them that I will be shifting on 25th June.I called the owner and told that I had cancelled plans to move to property as that would have made my anxiety worse and had health and safety concerns. The owner agreed to re-let but its has been 2 weeks and owner who also is the letting agency owner is not responding. Can you guide me on how can I cancel my Tenancy. The deposit is not protected in scheme either as I didnt occupy the house from first day. I have paid a months rent and 520 deposit. Any advice on this at the earliest would be great.

Pink dots 17/06/2016 at 12:20 pm

My daughter rented a place for just over 12 months through a real estate agency with another flatmate who was unknown to her in the beginning of the lease / agreement being signed.
After the above period of time they have had a falling out due to one person having to do all the cleaning and the other doing less than their share.
The real estate would not let either party (as both un beknowns to each other inquired about staying on and getting someone else in to rent with them) but the real estate said the lease had to be dissolved between them.
Now my daughter has found out that the bond money has all been paid to the other flatmate and she has messaged him several times in regards to her share of the money and he is yet to return an answer. Is there anything she can do without it costing her the earth ?
The period of the lease agreement they were totally only ever flat mates and not a couple .
Thank you
Narelle

flatboy62 10/05/2016 at 4:01 pm

hiya.....me and my partner have got six weeks without any hot water....the landlord seems reluctant to put in a new boiler as in our opinion he doesnt want to part with his money and as tried to resolve the matter by trying other means to solve the problem but to no avail....finely he as accepted that we need a new boiler but this is taking another week to order and God knows when to install .....in the meantime we have gone eight weeks without a bath and feeling rather smelly as a result

Sparky 15/04/2016 at 5:10 pm

Hello. I have been renting for over a year. After getting made homeless. I call it a nut down. As i have doors missing. And most times it warmer outside. Yes landlord fitted new kitchen but i paid 2 months rent before i moved in. I have damp walls and floor in kitchen. And after 5 months of have new windows and doors. He has just started too fit them..i feel his a cowboy. His ok to collect rent every 4wks. I have no door on shower room. Plus old fuse box..is this right.

ComplaintExpert Editor 16/03/2016 at 11:16 am

You can find out more on how to complain via the Shelter England site here.

Disgruntledtenant 15/03/2016 at 1:03 pm

Hello i live in a property for a couple of years and done the house up to a good standard, when we first moved in the house was filthy and needed
Major paintwork done which we happily done ourselves as we were desperate Nd meant we had our own decor, we also had the back garden astroturfe to allowed our children to play outside. I have now moved out (pushed into it) due to the house being freezing and the landlord dragging their heels to ix the boiler because they wanted ME to get it through goverment scheme although i work an earn too much, the plumber was sent twice (not when he was supposed to) and said he couldnt fix it both times. It took 3 weeks to get another response and yet another bliler scheme company was sent, i have 2 young children under 5 and 2 older 1 who has a lung condition and is in receipt of DLA who needs heating!! The kitchen had a hole where water was leaking from the bathroom occasionally this also took a lengthy time before it got "fixed?" I say that because the only thing tht happened was a wet wall ceiling got put up and the bath sealed. The floorboards upstairs were rotting away through dampness which was also suppose to be fixed and again nothing. There are no fire alarms in the property, no carbon monoxide alarms & no gas check was done the entire time inwas there. Our deposit was held because i never gave a months notice despite me giving them 6 weeks (at least) to fix the boiler, i also have reason to believe that the tenant before claimed housing benefit to pay the house and was the landlords sister. Where do i go with this ?

Miss Jones 12/03/2016 at 9:11 pm

We have lived in our privately rented property for over a year now. We asked in January for a fence panel to be fixed after it was blown over. On Saturday March 12th they finally showed up to 'fix a number of minor jobs and the fence', both the landlord and his wife turned up. They were very off with us. We are very friendly and pleasant. They came in and were very indignant that they must seen the back garden. They checked the fence panels and when I tried to explain they ignored me and were rude and abrupt. I explained that the garden which I was mid way through doing (since there had been a lot of heavy rain and ice). They had a go at me and were very rude regarding why it wasn't finished. It's a huge garden and I have had a spasm in my back which prevents me from doing too much heavy work. Then they came in and said they wanted to see the bathroom where the seal was damaged on the glass shower screen. I'd told them this almost since day one and it hadn't been resolved. They went up. Then they came down and both became very aggressive. They said numerous people told them we had two dogs and two cats, that complaints had been made that our cat had killed a lot of birds??? They weren't expecting us to answer back!! My partner and I told the landlord we had 1 X small dog and 1 X small cat. They knew this. The landlords wife didn't want pets in the house but when we visited the property he had agreed it was ok. He obviously didn't tell her the whole truth and prob told her it was just 1 X small dog ( or she was lying today and knew perfectly well we had both pets?!) But I said we had heard several false rumours about our persons in our street and things said about us!! One person who didn't know who I was said something to be about my partner which was derogatory ( because she's from South Africa) I told them so called 'Chinese Whispers', are very dangerous and damaging and I was disgusted by these false accusations!!! They seemed abit shocked and embarrassed but offered NO APOLOGY!! We were both totally shocked and appalled, mostly because they were there to do odd jobs NOT AN UNOFFICIAL SPOT CHECK OR TO HARASSED OR WRONGLY ACCUSED US OF SOMETHING BECAUSE OF 'HEAR-SAY'?!! It wouldn't stand up in court, hearsay isn't admissible as evidence! So they lied. They didn't give 24 hours notice of their true intentions to try and 'catch us out'? Even if it wasn't true. And they had also been nosing in our closed cupboard. I do not appreciate prying and being lied to. What can I do?????? Thanks

Everdeen 28/02/2016 at 9:08 am

My landlady failed to repair a the roof on my rented accommodation properly. They took over a month to get a roofer out despite water coming in to the property. They have botched the repair twice, the leak is still not fixed and there is now widespread mould, mould mites and damp throughout the house damaging most of our possessions. Our contents insurer won't pay out as it is the result of structural negligence (landlord responsibility) rather than extreme weather. We have mutually surrendered the tenancy but my landlord has taken full rent the entire time and is refusing to cover any costs of the damage. My question is now that tenancy is surrendered can I pursue a damages claim against her? Thank you

ComplaintExpert Editor 11/02/2016 at 10:09 am

It is difficult to advise on without knowing the full details. However, your landlord is responsible for repairs, including; sinks, baths, toilets and other sanitary fittings, including pipes and drains, please see the Shelter guide here. It is also advisable to take a look at your tenancy agreement to see what clauses your landlord may have included. In addition to our advice in the article, there are various other Shelter pages that may be able to help you resolve the issue and tell you how you can seek further advice.

EE 10/02/2016 at 2:20 pm

Wondering if anyone can help here - I rent a top floor maisonette flat from a landlord who lives part-time in the flat downstairs. We have had problems with her from day one (entering the home without notice, parking in our allocated parking space & refusing to move etc). But recently she apparently experienced some flooding through her ceiling while my flat mate was shaving a shower. She is trying to say the flood was caused by us and that the shower head was positioned on an angle that made water run down the side of the bath and through the floor. She has no evidence of this as she came straight into the flat when it happened and could not find the source (I.e there was no water on the floor). Her brother then came in and hypothesized that the flood was caused by the shower. They pulled up the Lino flooring to investigate and today we have received an email saying we will have to pay for the damage in both flats as we caused the damage. How do we challenge this? What's to say the flood wasn't caused by a plumbing issue under the bath? Or that there isn't an ongoing problem with the bathroom being water tight? (the tiles are ballooning on one side). Is there an independent person we can get in to assess the cause as I can't imagine proposed spray from one shower could possibly cause "significant damage" to her ceiling as she is suggesting. Thanks!

ComplaintExpert Editor 02/02/2016 at 2:05 pm

You can find out more whichHowever, you would have to assess though whether your landlord has taken you in as a lodger or a tenant. For instance when you rent a spare room from a live in landlord, you're legally not a tenant, but a lodger. This is an important distinction and has implications on the contract between you and your landlord, and on your rights - please see Spareroom whichI hope this helps.

joycebert 02/02/2016 at 9:38 am

I moved into a flat that is an extension at the back of my former landlords house on 20th December 2014. I paid a deposit of £350 and rent of the same. He said he does not issue Tenancy Agreements. I moved in anyway as I had already told my landlord at the time that I was moving out on that day. Everything went well for some months. Then unfortunately my temp job ended without another one lined up and i had to apply for Housing Benefit. When the first rent cheque came in his name he was very angry because he said he rents the flat on the quiet. I have since moved out after 13 months. He refused to give me back my deposit claiming he has to paint the flat. The flat had no ventilation despite the shower being in a corner in the bedroom and mould set in. He blamed me for the mould. He sent me a text saying he has rented the flat for 14 years and has never had a problem. He is not a registered landlord and does not put the deposit in the deposit protection scheme. How do I go about reporting him so that he does not do it to someone else.
Regards
Joyce Bert

ComplaintExpert Editor 27/01/2016 at 12:29 pm

I am sorry to hear this. I hope you or your landlord have managed to get someone to come and look at your complaint by now. Should this happen in future, you could try and get a neighbour to turn off the mains stop valve as soon as the leak begins.

helend 26/01/2016 at 9:46 pm

hi i phoned my landlady last night the 25th jan as i had no one else to phone to complain my boiler was throwing water outside my house from roof of 3 bedroom house i also told her it was banging we had no hot water or heating we are still waiting on someone to fix this she did not answer either my calls for 5 hours today or your moves calls her now agent who i phoned last night and 3 times if not more today 26th jan even called the head office to your made some bright spark said someone would be out in 2 hrs that was at 1:45 so landlady text to say someone was coming out i phoned them again 3:45 and they said it was passed to the repairs who were dealing with it from head office and they would definitely be out today it is now 21:44 no one has appeared and water is running in my bedroom cupboard and also down roof of stairs which we need to access the toilet and bedroom what more can i do i am 64 year old pensioner disabled and no one gives a damb please help me thks

ComplaintExpert Editor 26/01/2016 at 9:59 am

The rules for rent increases in private renting often depend on what type of tenancy you have and if your tenancy is for a fixed-term or periodic, please see link to Shelter article, here. I hope this helps.

ComplaintExpert Editor 26/01/2016 at 9:57 am

Please see Shelter article on how to make a complaint against a private landlord here. I hope this helps.

Irina 25/01/2016 at 1:04 am

Good evnenig i rent 2bedrom flat before two. Years end last year hi increst rent too 870 to1000 last week hi call me to ask me if i want to stay (renew)Because i have too children one 2month end second 10 i Tell yes end NexT day hi send me email whit new contract 1250.i want too now if it legal to increst soo much ??

Chams 25/01/2016 at 12:29 am

We lease a business property from a landlord. We have had so much property and stick damage over the last few years doe to water damage from the flats above that he owns. They say it's fixed then few weeks later same thing happens again! Today the water damage meant shutters wouldn't go up and we had to call emergency company; the stock damage and computer damage etc was bad let alone the flooring and ceiling damage. He did not answer any calls or respond even to our numerous messages. Where can we go???

Cait05 18/01/2016 at 9:20 pm

I'm currently in the middle of a lease and have put my notice in writing that I will be moving out at the end of the month. Since I am in the middle of the lease I found someone who wants to sign a year lease for my apartment which would eradicate my current lease. I talked to management (one step above my landlord) and they said this was fine and to have her sign the lease with my landlord. My landlord has not responded to me for 2 weeks to set up a meeting with her and the new tenant has been reaching out for a week with no response. What can I do with a landlord that's flat out ignoring his tenants? Management doesn't care either. They just say to talk to him.

Rache Editor 13/01/2016 at 10:08 am

@Dan76 - It depends on what it says in your tenant's agreement and what clauses your landlord has put in regarding leaving your property behind and whether he has allowed himself to 'dispose' of it in any way he sees fit.

Dan76 12/01/2016 at 2:55 pm

Hi, i am currently abroad and my ex landlord filled in a mutual surrender form digitally and said he would remove my belongings if I sent it back, once he had it he gave me a month to get my belongings, now the month has lapsed, he says he has destroyed my belongings (full furniture) but wont provide any evidence, which makes me think he has kept it in the property for the next tennant, is there anything I can do?

GaryWW 23/12/2015 at 8:08 pm

Hi,

On the 4th December I was hospitalized in A&E due to chemical poisoning from a waterproofing solvent my local councils contractor has painted on our balcony, due to my particular flats location the fumes permeated the flat and after breathing them for three days i fell unconscious. 19 days later I am still ill and coughing and still breathing the fumes which have not dried due to the winter weather. Yesterday I was diagnosed with a secondary infection due to being made vulnerable by this event; and i am scared because it is not over and the contractor intends to put three more coats down in January, which in realistic terms may kill me or cause me permanent harm.

No one is listening to us. We challenged both the council and the contractor about this, the contractors health and safety inspector wasn't interested in listening only wanted to finish the work, the council official in charge denies the solvent that poisoned me is even being used and claims no knowledge even though we have documented evidence of all sorts of health and safety breaches, of the solvent and fact its on our balcony. He has sent letters to other neighbors playing this event down bur deliberately not sent any letters to us, same applies to contractor, who have ignored our phone calls and emails and kept us uninformed, while sending letters to every other neighbor stating they intend to start work again in early January, and claiming an investigation has been taken.

We have spoken to a lawyer and sent an email and photos but im guessing due to Christmas have had little response, reported to health and safety executive who have said they cant find evidence of any investigation, and no one involved us in any investigation even though i was the one in hospital. Other neighbors have also been affected but none hospitalized.

We haven't followed the council complaints procedure because this is time sensitive and if we wait 12 weeks i might be very ill by then, we dont have 12 weeks to wait for a reply to put a stop to this solvent being painted.

In the absence of legal advice my partner and i feel desperate as theres a real chance i could die and or suffer permanent injury due to this solvent being used.

Help!

Gary & Renee WW

ComplaintExpert Editor 23/12/2015 at 11:49 am

It's a tricky subject. You firstly need to look at your tenancy agreement to see what it says about your white goods. Some agreements will say it's the landlord's obligation to fix equipment provided as long as the problem was not caused by the tenant and if so they can ask for it to be re-imbursed or will take it out of the deposit when you leave. However, witholding rent is always risky, please see CAB whichI hope this answers your question.

Duc 22/12/2015 at 7:37 pm

I have lived in an apartment of three rooms for just over 2 years and in the last year coal coakroaches came from nowhere and the washing machine broke down too shortly after. When complaint was made to the landlord, he said it was our fault and that we should fix it. I decided not to pay my rent until it has been sorted and it's been about 3 months now i have not paid this and still nothing. Don't know what to do

ComplaintExpert Editor 22/12/2015 at 12:06 pm

Please see Action Fraud link here which tells you your rights and how you can report this officially.

Ani 21/12/2015 at 6:42 pm

Hello, my name is Anna.
I want to compaint about Bulgarian landlords in London. I went to rent a single room at address 360 Church Street London N 99 HR. The landlord asked me to pay 240 £ for two weeks rent and two weeks deposit also 240£. I asked for agreement and they told me that it will be given in two days. I paid the sum and never received an agreement.I dont want to receive my money back, because they threw me out without receiving my deposit back, but i want to go there and check how is possible living 14 people in one house like animals.Please go and check this address because these people have more houses and they dont pay any taxes for these houses which they are renting. It is not fair to fraud people and to fraud the tax system in UK! PLEASE CHECK THIS ADDRESS AND WILL SEE WHAT IS THE REALITY!

ComplaintExpert Editor 15/12/2015 at 11:30 am

I am very sorry to hear this. In addition to the advice in this article, Shelter also offer some information about how to complain, please see link: Tenancy deposits Getting your deposit back here which tells you the deductions your landlord can make and the deductions your landlord can't make. I hope this helps.

Very Unhappy 12/12/2015 at 6:50 pm

I have lived in the same rented property for 8 years and recently moved out and now my ex landlord is refusing to give the bond back. The property has horrendous mould in the kitchen, bathroom and attic room with the roof leaking in and the electric tripping for fun. I had to run an extension from the living room into the kitchen to get the appliances to work due to the mould and damp in the kitchen. I couldn't have a bath as it wouldn't let me run the boiler due to the electric contstantly tripping. I couldn't have an electric alarm clock as the electric tripped every night in the middle of the night even with nothing being run in the house. I have taken pictures and videos of the mould and electric problems and also cracks in the walls. My question is, where could i take this information in order to get my bond back and also strike him off any landlord lists as I have paid him over £40,000 in the last 8 years in rent and he has never done a scrap of work to the house and is now refusing to give my bond back.

Stannis 06/12/2015 at 8:18 pm

We are 6 people living in the house, sharing the same wi-fi connection. Which is terrible. Keeps disconnecting all the time when you need it and the problem seems to be related to the DNS server.
I told the landlord about this but he won't do nothing, saying that this is all he can offer us. Problem is that in the advert posted on spareroom the agent mentioned that the internet is included. But this is not internet, this is a bad joke. Everybody in the house has the same problem but they prefer to pay monthly unlimited data on their phones and make hotspot for their laptops.
I just think that it is not fair. The deal was internet included but actually I have to pay for a decent wi-fi.

ComplaintExpert Editor 02/12/2015 at 10:48 am

Are you renting a room, or renting the house? If you are renting the whole house, then you do not have to allow your landlady access (unless it is specified in your contract and you agreed to this - however, this is most unusual). If you are renting a room in her house, and she has specified she lives and works there part-time, then it is up to your landlady to lay out her house rules. If you don't agree with her house rules, then you may have to give her notice and find another room where you will have more freedom and privacy. I hope this helps.

tenant 01/12/2015 at 10:20 am

My landlord has been spending 2-3"nites/ week. She sees 2 clients during the day 2-3/week in the home.She wants me to leave the home or stay in my room when she has male clients. She Inconviencing me & its upsetting me more & more each week. The lease states that shell be taking breaks at the home , & occasional sleepover if bad weather.
I feel Ihave zero rights let alone privacy! Ive told her how I felt Yet she continues. She was out of town & she had a visitor from Switzerland staying while she was away.
I feel that she needs to reduce my rent or pay rent for the times shes there.
Im upset & I am looking for free legal advice please. Thank you Tenant

Henry 28/11/2015 at 3:17 am

Can I get help. Actually room maid snoring loudly and we cannot sleep. I already inform landlord. But no action taken. Is there any other way get out from this solution.

ComplaintExpert Editor 20/11/2015 at 11:39 am

Your landlord could evict you if you refuse to pay rent. You can see other options whichI hope this helps.

Faz 19/11/2015 at 4:08 pm

Hi I'm renting a property from a friend of my sisters they are no longer friends since I have moved in wich is coming up to 10 months I asked him to replace the front door to the house as it iz very badly damaged if someone was to kick it from out side it would break open n I feel very scared az I'm alone with my 8 year old son this month I have refused to pay the rent until he replaces the front door and also tiles falling of in the shower cubicle an he started swearing an threatening me that he wud cum change the locks an throw my belongings out I just don't know what to do any more.

ComplaintExpert Editor 19/11/2015 at 2:21 pm

In addition, please see CAB article here. I hope this helps.

Jen com 19/11/2015 at 1:31 am

My landlords are refusing to carry out redecorations after damp works and water damage. They are currently in breach of their contract and their service agreement. They have ignored my letters of complaint. How do I get them to act?

ComplaintExpert Editor 11/11/2015 at 10:50 am

I am really sorry to read about your situation. If your landlord has ran off with your deposit, then you can see if you can claim whichShelter may also be able to help with some personal advice, I hope this helps.

Shell 10/11/2015 at 1:47 am

Hi we reported landlord for dangerouse electric sockets no earth on house electrics major damp heating and gas not serviced for8 yrs no service history fire cooker condemd .daughter 19yrs old woke early am didnt feel well and ccllapsed headaches nausia then gas fire was condemnd partner was in hospital and arrers occurd i am currently trying to get a refrence off him wich meant i had to pay arrers the landlord didnt put deposit in trust taken deposit and1400pound arrers plus the council paid him 800pound as we are entitled to benefits now after a long struggle my partner is now in a wheel chair we are in temp accomadation i have 19yr old twins and 12 yr old council say we made our srlf homless can anybody help

ComplaintExpert Editor 03/11/2015 at 12:07 pm

I'm afraid I cannot say whether or not your son's landlord is legitimate. However, a landlord should protect the tenant's deposit in one of the schemes listed within 30 days of receiving it. Unfortunately, there are currently many fraudsters posting bogus flatshare or rental deals online and enticing people to pay deposits. Your son would need to check whether the landlord is a member of an association. He can also check via the Land Registry if the landlord named actually owns the property. If you think your son has been a victim of a bogus landlord, you can report this via the Action Fraud website

Pachy 02/11/2015 at 12:54 pm

I am wondering if you can help me. My son has just started at Glasgow University and while looking for accomodation he came acroos with a place in Glasgow.He paid a deposit of 230 pounds and when he was moving in.He was told by a person who says to be the landlord's representative that he could only stay 6 months and that after that the fee will be increased to 250 pounds.then they said that if he didn't accept these terms he was out with a lost deposit !!!All this sounded very strange to me and as I live in Spain can't directly help.My son explained that he has not signed a contract and that he only has a piece of paper that it says that he has paid 230 deposit.Please do help as I am almost sure that my son has been robbed !!!

Eyad 24/10/2015 at 6:53 am

Hi,

I signed tendency agreement for my sons for student accommodation for twin studio. The agent sent me photos and confirmed that my sons room is No. 12 which is equipped for twin accommodation.

At arrival the assigned room was no. 14 which is much smaller and they hardly fitted two beds and only one desk. They said that room no. 14 is still occupied since the person don't want to leave.

The agent is trying to help but the option given was two rooms with shared kitchen and bathroom with 8 people.

My sons are below 18 and I'm struggling with the agent and the landlord with this case since 19 sept 2015. They have offered a room in Fed 2016 but I told them this is tool late.

Can you please give me your advise in how to handle this case. Specially I'm not living in UK.

Steph 23/10/2015 at 6:42 am

I have rented from a private landlord for the last 3 years. On 28th june she issued me with a section 21 notice as she was selling the house. However she then put the house on the market with a sitting tenant after i was served notice, when the buyers found this they dropped out of the sale. I was under the housing options team until 1st september when the landlord contacted them directly and claimed that i had turned down an offer to stay (verbal dependant on the house sale which had already fallen through) then told them untruthfully that the notice had been served after the house was on the market andthat i could stay inthe property. The same day i received from her a letter imllying leagal action would be started in 14 days if i did not leave. Anyway the upshot of this was that housing option decided i would not be homeless so dropped me to lowest prioritiy on the housing list, i had already applied for a property which i was allocated by the housing association andhave now moved into. Since 1st september, ll has entered the property 3 times without permission, 2 of these times i did not receive full 2t hours notice she was coming, and there was no opportunity to decline. She is now claiming that i have made the conservatiry in the property damp by using a tumble dryer, whereas the damp in the conservatory is structural and has clearly spred from a structural crack around the door at the other end of the room. There is no damage at the end of the room where the tumble dryer was. She is also claiming damages fromthe deposit without considering normal wear and tear. The property itself is not in good repair. The wiring is very old without rcd, the central heating upstairs does not work, the drains block constantly and there are 2 damaged electrical sockets in the property which she has never tried to repair. What iwant to know is, how much of her behaviour has been illegal or harrassment?

M.Bedel 11/09/2015 at 5:07 pm

Hi,
I'm renting a house in house. The sprinkle of the house went off by mistake while no one was home. Half of the flat have been flooded, I have two issue in result of that : 1) the condition of the flat were not allowing me to live normally inside while I'am sill paying full rent for it. 2) A lot of my personal belongings (electronics and clothes) have been destroyed because of the water. The landlord doesn't to give compensation for any of the 2 nuisances and he said its not his responsibility. I'am young, new in the country with not a lot of money, I feel the landlord is taking advantage of the situation by running away from his responsibility. If someone could advise on what to do, it would be greatly appreciated. Thanks a lot

mims 10/09/2015 at 11:53 pm

Hi, I need to ask how to behave in the sitoation I found myself. I contact from Italy an Italian lady for a room she was rating at the price of 150 in Nothing Hill, and our deal was 2 weeks from 6 of september till 19. Meanwhile she booked a ticket to go back to Italy and she wants me to leave the house asap saying that she would pay me what is left. Premitting that for now I still wait to get a room which is not free yet and I don't have to much money to spend around I have nowhere. Also she's a nurse having a council house and renting to people without paying taxes. I'm not an angry person and really just past over the things but thinkig as she treated me pisses me off a bit. So I would like to know how to behave?

browne 29/08/2015 at 5:52 am

We have lived in house for less than two months and our basement has flooded three times. Our lease says anything after 30 days is our responsibility. Should we be responsible in paying for repair to what ever the cause may be?

ComplaintExpert Editor 19/08/2015 at 12:06 pm

It sounds as though the place is a case for the environmental health, You don't say why you are being evicted, so it makes it difficult to advise. However, I have included a link to the CAB, here which should explain your options.

ANON 18/08/2015 at 3:52 pm

HI,
I live in a 3 bed house with my 3 children. Its privately rented to me by my ex partners boss and the relationship between myself and the landlord is non existant. The house has so many problems and needs to be repaired and jobs need to be done. I have been to the council numerous times to get the landlord to do something but its the minor jobs that have been done. I have a 13 month old who suffers from respiritory and breathing problems which isn't helped by the black and white mold on the ceiling in my room. He is now on steroids and an inhaler due to this. The kitchen units are coming away from the wall which were secured by silicone paste which is drying out and becoming crusty. The downstairs toilet floods so we can't use it, the cooker which is the landlords the glass door is half out, the electric sockets behind the washing machine burnt out and l'm having to use an extension lead to do my washing which is dangerous as it goes across the kitchen floor. My 13 month old is crawling round and its not safe for him. Why should my family live like this? We are due to be evicted soon but unsure of the date and no letter so can't even go to council. The worry is affecting all my family and we are living out of boxes because we know the eviction is coming. What do l do? Please help

Happilymarried 11/08/2015 at 5:59 pm

Me and my husband with our two children have been renting a one bedroom, top floor (no lift access/ 7 flights of stairs) for the last two years. When we viewed the flatbthere were many problems but he said he would sort them. We handed over £1600 in cash that night. It took the landlord up untill 2 months ago to get someone to fix a broken window in the kitchen which wouldnt shut, letting through a freezing cold breeze throughout the flat.
Our cooket has been condemed twice by a gas company after a scare of a cardon monoxide leak, the cooker is illiegal and we had to turn it all on after it was condemed as we had no way of cooking meals for the kids. Despite the gas company calling the landlord, explaining it was illegal due to a no gas blow out valve and it being so old. The boiler has also been condemed twice due to the age, its a risk, we also had to turn this back on so we could have hot water and heating.
The plug sockets are so old that when we pkug something in, it sparks, a friend who i a qualifed electrician said the wiring is so bad it can cause a fire at any time.
The bathroom sink has been blocked for over a month, but he refused to send someout out, even though ive sent him plenty of texts stating that im having to empty it by hand.
He ignores all of my texts, and only ever messages me once a month, the day after the rent is due.
I really want to stop paying the rent untill all these problems are sorted.
What are our rights as tennants ?
Can we stop paying without risk of being evicted ?
We have a 4 year old and a 1 year old.
Please someone help. Give me answers.

Bell09 29/07/2015 at 3:22 pm

I have recently came into a bit of finance trouble and I am in arrears with my rent. I have been paying it off week by week but my landlord has been harrasing me about it. He has threatened to come to my place of work to "discuss" it. Can he do this? Is he in his rights to turn up to my work.

potenant 25/07/2015 at 5:40 pm

Sir
I have,for the past three years,been complaining to my landlord about anti-social behaviour of other tenants.This has included theft,dope smoking,nouse and just about every lease infringement.
I.have confronted these people because the landlord was in a state of total denial,didn't confront them.or sort it out.
I have now been served with a section21 eviction notice due to my "aggression"!
I have no right of appeal,no arbitration and no chance to
present my case.
It is about time some respect was shown to tenants and the Assured Short Term Tenancy Agreement overhauled
I have contacted my MP,the PM,Housing Ministe and his shadowand suggest we all.do the same.
We are not a sub-species because we rent,and it's about time we got some respect.
Dave Barlow
Hampshire..

SSSS 11/06/2015 at 6:42 pm

I had vacated my flat on may end , while vacating landlord checked all things and signed the agreement saying that everything is ok and i will charge minimum amount for carpet which was agreed by both of us and three days later he email say that bed is broken and it will charged 120 pounds . while checking the last day it didnt mention it , but now he say it was broken and old bed is bought from charity and new bed doesn't cost 120 pounds . our visa expires and we are out of UK now . I dont no what to do . he sent the estimated amount to scottish safe deposit also , i dont no what to do .now a days he is not replying also .

ComplaintExpert Editor 08/06/2015 at 2:15 pm

@Headache - The Shelter link: 'compensation for disrepair' here should help answer your question.

Headache 05/06/2015 at 8:56 pm

I live in a flat with 2 others, we moved in July 2014 and the lift in our building hasn't worked all year, the agent sent us one letter saying that it will be fixed by Feb 15 but that hasn't happened, we are moving out in 2 weeks, and still no lift. We live on the 4th floor and I in particular have joint pains to which I have been to the doctors multiple times. We wrote compliant letters to the agency and the landlords and got no reply. What can we do? Can there be any compensation for our troubles this year?

Shivadow 30/05/2015 at 7:48 pm

If i feel threatened by the presence of my landlord (housing association, LMH) or any of their representatives at the property am I allowed to call the police without fear of reprisal, as my landlord says this is threatening behaviour and against my tenancy agreement, please clarify.

ComplaintExpert 22/05/2015 at 2:49 pm

@Taz - your friend can complain to the local council's environmental health department. He/she can ask for the complaint to be kept confidential. An environmental health officer will assess the property to work out if the problems are likely to be harmful to health or to cause a nuisance to others. If it is ruled to be the case, the environmental health will take action. I hope this helps.

Taz 22/05/2015 at 2:52 am

Can I complain about someone else's landlord . My friend lives in a rented house and the bathroom is a disgrace , you can't shower as it leaks through to the kitchen . There's mould everywhere and it basically needs ripping out and starting again . It's been bodged frequently by many poor diy'ers. The electrics in the house are scary , well the the list goes on . So can I complain to the council or the environmental health ? On their behalf or without them knowing ? They're scared if they complain they'll be kicked out . They have mentioned the work needing doing numerous times

ComplaintExpert Editor 23/03/2015 at 11:37 am

@Tired - yes, it is your right to live in peace. However, if you are in a flat, this is often easier said then done. Often it is the case that you may mention something and the noise may stop for a while, but then people forget and the noise begins again. I have included a link to one of our partner sites; Problem Neighbours and the article; Noisy Flat Above: Is There Anything We Can Do? Link here which tells you how and to whom you should complain. In the meantime, you may need to buy a pair of heavy duty ear-plugs to help you get a good night's sleep. I hope this helps.

Tired 19/03/2015 at 1:57 pm

I live in a ground floor apt, that is part of semi-detached house which has been renovated into two one-bed apts and one studio (studio at the very top, other one-bed right above me). Every night I cannot get to sleep because I can hear the snoring of the woman above me. When the boyfriend is over it is multiplied by two. She/they waken me every morning way before I need to get up, because they walk around so heavily. I tried talking to both of them about this, but to no avail. She shouted at me and pointed her finger. He shouted down expletives at me when I knocked on my ceiling at one forty in the morning to tell them to be quiet. The landlord has replaced the wood with carpet but it's impact has been minimal. She kicks the boyfriend out every now and then and apparently called the police recently to get him banned from approaching her. Yet he was back last night and the two of them talked so loudly in the middle of the night that they woke me up. The landlord thinks I should approach her and talk to her. This is not a reasonable request as I am clearly not dealing with reasonable people. He brought them into the building, and it's quite a nice area so I feel that it's his fault for allowing this to go on. The hassle this boyfriend is causing me is particularly irritating as he doesn't pay any rent and I don't want people who've been cautioned by the police to be near my living space. I would appreciate any advice you can give. Surely it is the right of a tenant to live in peace.

ComplaintExpert Editor 17/03/2015 at 12:55 pm

@headache - I can see that it must be annoying when you want to study for your final year exams. Did he ask it first and do you know how long it is likely to take? As the tenant’s right to live in quiet enjoyment is a statutory right. Failing to give tenants that right could lead to landlord prosecution for harassment if he does acts likely to interfere with the peace or comfort of the residential occupier or members of his household. It is also illegal for a landlord or agent to enter the property without permission from the tenant. I hope this helps.

headache 14/03/2015 at 11:58 am

I am a student, the landlord entered my flat and having a big renovation. It causing noise, dust and etc. It's really annoying for us to tackle all the issue as we are final year students! Can I refuse them to enter my flat and who should I report to?I contact the housing agent and they just say sorry. omg!

Thanks!

ComplaintExpert Editor 19/02/2015 at 12:44 pm

@Zack - it is the legal obligation of the landlord to ensure the property has heating and hot water at all times. Apart from the advice laid out in the article, I have also included a link to the Shelter document on 'Getting Repairs Done', here which should help you.

Zack 17/02/2015 at 10:12 pm

I pay the rent to an agency, all the time something happen I have to report to them. I don't have hot water for since 5 days already and not heater for more than a week (february in London is pretty cold….) what are my rights? how long shall I wait before the agency take action? I read somewhere that some people after a week with not hot water and not heater in water time refused to pay he rent for that month, by law can I do it?

DaveH Editor 05/02/2015 at 12:52 pm

@mark121 - your really should have complained about this at the time as if the house was bad then you could have reported the situation to the environmental health department. An officer would have then come to inspect your home and if it was un-habitable would have taken action. You may have also been able to take the landlord to court or complain about the council to the Housing Ombudsman. I don't think this is something you can do retrospectively.

mark121 03/02/2015 at 5:25 pm

Hi,

I have just left a property because it was not liveable, there were leaks in the roof, it was dirty and there were mice everywhere. Is there any point in complaining about a house after leaving it?

BenJ Editor 20/11/2014 at 12:17 pm

@Shelby - I would speak to your insurance and ask them what they advise. It might be that you can go through your insurance who will claim through his.

shellby 19/11/2014 at 7:19 pm

my flat got flooded from upstairs and it took the upstairs landlord 3 days to get a plumer out to fix it in that 3 days he tryed to avoid the fact it was his property that caused it and part of the ceiling has collapsed and my floor is water damaged. so we asked him how he wanted to pay to repair it and he said no we need to do it through our insurance and we said no because this is the second time it happend and the first time it went through ours. so the landlord replyed ok see you at court. so what can i do ??

megan&jay 27/09/2014 at 4:23 pm

In my last flat I lived with NO heating or hot water for a year and then had a major leak and was told I was lying with pictures and the environmental health I was finally moved into another home that last flat destoyed my 500 pound carpets I only got 50 quid compensation. Now the flat Im in now is terrible mold everywhere cant put anything in the walls due to them being so damp and the nails just coming strait out with parts of the walls electrics spark at me stinks. and the Neighbours wow the guy above me is an alcoholic who smashes his own flat up at like 3 in the morning and the guy above him plays his music all day and night everyday concidering hes on the top floor and I am the bottom I can hear exactly what song hes listening to thats how loud it is. Then the both neighbours come to my place of work and harrass me call the police on me when im not even in the flat called the police on my partner saying my partner was beating me up yet he was on a 12 hour shift at work and his work confiremed this. I spoke to my housing officer (landlord) she said she spoke to them clearly she hasnt and now she saying its all me thats causing all the trouble concidering im always at work or I am out with family or friends I do anything to stay out of this property I find it amazing that somehow this is all my fault. I have called up to speak with her manager and he has refused to speak with me and I have left alot of messages. So really I have no idea what to do about this situation.

Fedup 13/02/2014 at 8:59 pm

I've been living in a 1 bed flat since 2011. Coming up to a year later we found we have to keep changing lightbulbs averaging 6 weeks, then it became more frequent that till there was aloud bang and sparks in the kitchen a few months go. Now the lights don't work in kitchen since afraid to turn on lights.ceiing caved in the bathroom and they just boarded it up. Mould on wall which we painted with mould paint. faulty toilet wont flush. all this has been reported to landlords time and time again. Nothing done. I didn't want to renew my tenancy as they wanted to increase rent... next i get notice to move then I agreed to periodic tenancy and I had to pay the increase however after paying that I get notice seeking possession and then to move by a particular date as landlord wants to sell. I have held back this months rent as I'm packing to move. I am so fedup. Whats the best course of action do i just cut my losses.

pab 24/01/2014 at 3:49 am

I moved into a property in August 2013 on a 6 month tenancy. The property has a leaking roof which has made the walls go mouldy. I complained to the rental agency who I was dealing with who contacted the landlord, I have now been told by the rental agency that the landlord has given me notice to leave because I complained about the leaking roof and mould. Could you give me any advice of who I can complain to.

TH 10/11/2013 at 4:47 pm

Hi,
I have just moved in to a property and it have problem with its Flush(Bathroom)system , after few days it started leaking and wetting the floor , I complained to my landlady and she after a week or so fixed it but after very next day now its not flushing (occasionally).My land lady said ,her own flush system is also like this and now for 2 weeks ,we are living with this complete chaos.
Could you suggest me any piece of advice ? how can I solve this issue and I will speak to her one more time and if she is not repairing it , where should I complaint??
Regards!

melon 11/04/2013 at 6:02 pm

I have been in my flat just 1month and have a faulty bathroom light, the letting company have been out today and said that there is nothing wrong with any of the electrics and that the switch has general wear and tear, however she has not said she is going to fix the problem.
She told us that the electrics have all been tested and passed but never given us a certificate to show this and I am pretty sure that this is a lie as there is no safety test sticker anywhere in the property and because one of the plug points in the flat is severley damaged I cannot imagine any electrician coming into this property and passing it off.
I am going to speak with her again tomorrow but having never privately rented before I am a bit unsure as to what I can say to her.

G Bean 27/03/2013 at 12:42 am

I have had a hole in bathroom roof for 9 month agents have tried to get work done but landlord has done nothing about it . There is floor to ceiling mould I held back £300 of be rent to try and push them into doing something . I kept this money as I had to paint bathroom 3 times for cleaning mould and having to have the heating on constant because of cold and damp. It go so bad I had to move out. I had lived there 5 years and was never late with my rent. I moved out 1st of march gave my notice in 10 of feb. the agent wants the £300 plus £188 for part month rent. I have had expense of moving, I had no intention of moving but felt I have been pushed out of my home. The house is on the market but the agent won't do viewings until repairs are done. If it is not fit for them to re let then why should I pay for a roof over my head when I didn't have one.
They say they will take it out of my deposit. Can they do this ? Can you suggest a way forward with this.

anon 08/01/2013 at 10:23 pm

Hi I live a 4 bed flat with 3 housemates. it is managed and owned by the letting agents. we received our utilities bill direct from them in one statement per month. we do not know who our gas/water and electric supplier are. they give us meter readings for the water and electric but they guesstimate the gas usage based on the other 2 utilities. we know that the gas is being overcharged as we hardly use the gas, everything is electric. what can I do about this. they sed that they will look into and call us back, this has happened for the last 3 months and its still not been resolved. can anyone help me/give advice. thanks

anup 22/12/2012 at 8:35 pm

I have just moved in to a property. Its managed by both the rental agency and Landlord. But I found lot of issues after moving in like Washing machine was not working, there was blockage in the kitchen sink, door buzzer was not working and other things. I complained but they are responding very slowly and I am facing lot of problem due to that. Could you suggest me what I can do in this case and where I can complain against them?

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