Plumbing repairs delayed, done, then undone in UK rental flat Short version We wasted two days waiting for plumber who didn't come until the third day. When he came, he did the job, but then came back and un-did it the day after (claiming the landlord hadn't paid him) - leaving the flat in a worse situation than beforehand. Now we have to waste another day waiting for the plumber to come back to re-do the job. We are tech entrepreneurs with seed investment ranging from ~£15k to £300k so time=money and we have had to waste a lot of time with this problem now. We don't know who exactly is at fault here - what can we do to "encourage" the landlord to manage things properly, and the plumber to do his job? We don't really have time to take legal action - we just want a working flat so we can build our businesses. If there is some way we could create a perceived threat of legal action, it might help the landlord and/or the plumber to do their jobs. Assuming this problem continued another week, what courses of action may be available to us? What information should we record during that time? To give an example of "encouragement" - in a past problem with a USA-based clothing seller, simply the mention of the phrase "small claims court" in a letter to them was sufficient to make them take us seriously. Detailed info Myself and two friends recently started renting a flat in London. We are renting from a previous tennant who is subletting (authorized by her landlord/owner). We are on an "assured shorthold tenancy". Last week, we received notification that the flat below was taking on water from above. This was identified as a leaky pipe in our flat We were told that a plumber would come on Monday to repair the pipe. I stayed home for the day, no plumber came. We were told that the plumber would come on Tuesday. A flatmate stayed home for that day, but again - no plumber. On Wednesday, the other flatmate stayed at home. The plumber came and repaired the pipe. The plumber claimed that he had only been ordered to do the job since Tuesday. On Thursday (today), the plumber came and said that he wanted to do a "check up". The only flatmate in at the time let the plumber in. The plumber then turned the water off and took his pipes out. The flatmate protested, the plumber said that he hadn't been paid by the landlord so the pipes were his property, then he left. One flatmate turned the water back on briefly - predictably, this resulted in water freely flowing from where a pipe had been removed. We contacted the landlord and he said that he would pay the plumber on Friday (tomorrow) and that one of us would need to be in the flat to let the plumber in, and to verify that he had done the job properly. We have no water in our kitchen and probably no hot water (I don't want to risk running the on-demand boiler if there's a chance that it the pipes will fill with air). We have wasted three days and now one of us needs to waste (at least) one more. How can we give the impression that we're prepared to take swift legal action if the situation isn't resolved within the next 24 hours? If the situation isn't resolved within a few days, what courses of action would be available to us, and what information should we be recording during that time? We understand that this site is purely "friendly community advice" not "professional legal advice", and is no substitute for formally talking to a lawyer :)
This guide from Shelter lists the steps you should take. It can be summarised as: if the landlord fails to arrange the repairs, contact your local council. If they can't help, you can arrange the repairs yourself and request that the landlord reimburse you. If the landlord still refuses to co-operate, then you can pursue legal action. It's important that you document everything you're doing, and keep the landlord fully informed at every step. The guide states that you can deduct the cost from future rent. But it also says: You do not have the right to withhold your rent if your landlord refuses to do repairs. If you don't pay rent, the landlord could take steps to evict you. ...so you may want to get expert advice before going any further.
If the tenant finds a new place to live before the end of the two months' notice and wishes to leave early, is the tenant required to [give] one month's notice that they are leaving? No, the tenant is not required to give notice if they has already received notice from the landlord. In addition, the tenant is required to pay rent up to the end of the notice period, even if they move out sooner (for now; but see also below). If they don't move out, they must still pay the rent. If the tenant...moves out of the property half way through their rental period, can the tenant claim a refund on the rent already paid which reflects the time between when they left the property and when the rental period would expire? For a tenancy which started before 1 October 2015, there is no automatic right to a refund. The tenant can of course ask the landlord for one, though the landlord would only be obliged to refund rent if a new tenant moves in before the end of that period. For tenancies made after 1 October 2015, s35 of the Deregulation Act 2015 amends s21 of the Housing Act 1988 to allow the 2 months' notice to end on any day (after the end of a fixed term), not just the end of a rental period. s40 then adds a new section which requires the landlord to repay any rent applying during that final period, but after the tenant moves out. If the tenant is not in a strong enough financial position to put together enough money for the deposit for their next home, or have simply been unsuccessful in finding a property which is suitable based on their current income, what course of action should they take? Firstly, the date specified in a s21 notice is not the date by which the tenant must move out -- even though, in practice, this is how it is normally treated. Instead, it is earliest date on which the landlord can begin legal proceedings. So, after that date, there is likely to be a delay until the case can appear before a court. The judge has some discretion as to when the tenancy will actually end, so you can ask for a little more time -- but note that the only way to prevent an eviction under s21 is to show that the landlord failed to follow the correct procedure. See also Shelter's comprehensive guide on the subject for more details.
This would be pointless and wouldn't work. Eviction due to defaulting on rent requires the landlord to give 3 business days notice, in writing. This must include a method by which the tenant can settle their debt. Either the landlord would be forced to accept a payment or this would not be valid. Source Additionally, in this case, there is nothing stopping you physically handing an envelope of cash to the landlord as they live upstairs. However, there is no reason for your landlord to do this. If your landlord hates you that much it would be far easier for them to simply give you 60 days notice and terminate your tenancy that way.
Being Evicted Is Not A Crime It is not a crime to be evicted. So, you will not get a criminal record if you fail to pay your rent and are evicted. Failing to pay rent is merely a breach of contract, and eviction is a remedy for this breach of contract. Damage To Your Credit Rating Being evicted will absolutely hurt your credit rating, however. In the U.S., a bad credit rating can be considered by prospective employers and for many other purposes (e.g. as grounds to charge you higher insurance premiums, or to refuse to rent property to you, or to refuse to extend you credit). I am not familiar with all of the purposes for which a credit rating may be legally used in the U.K. and that would probably need to be the subject of a separate question in any case. At a minimum, a bad credit rating makes it harder to get loans in the future. For example, an eviction could result in your application for a mortgage when you want to buy a house being denied, or could cause you to pay a much higher interest rate on a car loan. Other Negative Consequences Of An Eviction There are other negative consequences of being evicted in addition to harm to your credit rating, which may seem obvious but also bear mentioning. These consequences are all very good reasons to voluntarily leave the premises from which your landlord is trying to evict you and to move to a new residence of some kind before a court order evicting you is carried out if it is at all possible to do so. Homelessness First, if you don't have a place to live immediately, when you are evicted, you become homeless and being homeless is not a good thing. The U.K. has a decent safety net, so eventually you may be able to find public housing if you are evicted, but that often doesn't happen immediately, and in the meantime, you are literally on the street. Even if you can't find any place else that you can afford to rent, you can try to find friends and family that can take you in temporarily, attempt to locate places you can legally camp for a while, and can save up enough money to pay for a motel for a few days at least while you are looking for alternative places to live. Your Stuff Is Tossed On The Street Second, if your stuff is in the property you are being evicted from, then when you are evicted, your stuff will be tossed out on the street and in all likelihood it will be damaged or stolen or otherwise lost. Among the things that can be lost or damaged in an eviction are documents that you need which are hard to replace like birth certificates, passports, professional licenses, college applications, report cards for children, health records, financial records, family photos, immigration documents, etc. Even if you can't afford to rent a new place, you can avoid this harm to your property by putting as much of it as you can in a storage unit. At a minimum, try to find some place (maybe friends or family or work) where you can store your most valuable property before you are evicted. Lost Security Deposits And Money Damages Third, if you are evicted, you will almost certainly lose your security deposit and will probably also have a money judgment entered against you by the landlord for any amounts owed to the landlord for damage to the property, back rent, late fees, interest, lost rent while the property is rerented, attorneys' fees, court costs, etc. to the extent that it exceeds the security deposit which it usually will. This money judgment will further hurt your credit rating and could cause your wages and bank accounts to be garnished and your cars and/or other personal property to be seized to collect this debt. Usually people are evicted because they can't afford to pay rent, so there are limits to what you can do to prevent this, but at a minimum, try not to damage the premises which can result in additional amounts owed. Disruption Of Postal Service Fourth, until you can get change of address arrangements made, you will not receive any postal service, including bills you owe on loans and credit cards (or even worse, demands to respond to small claims court lawsuits up to 100,000 pounds). Failing to pay these bills or to respond to notices can lead to more damage to your credit, late payment penalties, default judgments in court cases, and other problems like disrupted efforts to apply to universities or to meet requirements to obtain scholarships. You can avoid this by obtaining a post office box and redirecting your mail there before you vacate the premises.
australia A tenant must return the property in the state it was given subject to fair wear and tear Fair wear and tear represents the deterioration that occurs in normal use - so it includes wear on a carpet from walking on it but not wear from having a horse walk on it (unless you’re renting a stable but who puts carpet in a stable?) If the wall is in the condition that it was given to you but for the normal deterioration over time, then you are not liable to fix it. As for who has the onus of proof, since the landlord is the one claiming the entitlement, they have to prove it. However, the burden is only the balance of probabilities. So, if there is a fist shaped hole in the plaster wall and there is no evidence it was there when the tenant moved in, then, it’s more likely than not that it happened on the tenant’s watch and they have to fix it. Because putting fists through walls is something that residents are more likely to do than landlords. However, if there is a painted wall and the initial application of the paint is defective, then absent evidence that the tenant painted the wall, it’s more likely than not that the landlord did it. Because painting walls is something landlords are more likely to do than residents.
Assuming you have an assured shorthold tenancy, it's not the landlord himself that can evict you. The process is that he serves you notice, and if you don't move by the time the notice period ends, then he has to go to court in order to obtain a court order to end the tenancy. The landlord must demonstrate to the court that he has properly served notice to the tenant. This is a bit of a grey area, but this article suggests that, to avoid ambiguity, the landlord should either use recorded delivery (which would provide proof as to whether or not the tenant received it), or deliver it by hand with an independent witness present. In the case of a section 21 "no fault" eviction, the only defence a tenant has is that the correct procedure has not been followed. So it is in the landlord's interest to ensure that notice has been received beyond any doubt.
It's right in the contract In the event I fail to take delivery of the vehicle purchased by me within forty-eight (48) hours after I have been notified by you that it is ready for delivery and pay the total contract price in the manner indicated, my deposit in the amount of $300 may, at your option, be retained by you to compensate you in whole or in part for any loss sustained by you. Your right to retain my deposit shall be in addition to and not instead of any other right or remedy provided by applicable law including, without limiting the generality of the foregoing, the sale of the car or truck I agree to purchase. If the amount of my deposit exceeds actual damages sustained by you, you will promptly refund the difference to me. The car was ready on day 3. As a result, the Customer was obligated to pay and take delivery of the vehicle until day 5. Because the customer did not follow through with the purchase, the deposit is used to compensate the salesman in the amount that covers the costs of preparing the sale and having the car on the lot for those days that the salesman could not sell it to someone else. At the end of day 5, the contractual obligation to hold the car for the customers in exchange for the deposit ended, and the other clauses of the contract (car for rest of payment) become void. The car salesman is in his right to sell the car because the actual sales contract has fallen through and the holding fee/deposit expired, as the very quoted paragraph shows. Based on the final sentence of the quoted portion of the contract, to get a part of the deposit back, one would need to establish that the losses are less than the contractually fixed amount of 300 USD. When I had my car at the workshop and could not get it back on the day it was done with repairs, I was also informed that holding my car for more than a day would incur storage fees of up to 15 € per day. Similarly, the last time I bought a car, I was told that the sale included a fresh inspection and oil. Those are costs to the seller and can be accounted for in the deposit. The inspection costs about ~120 € for a new TÜV certificate and exhaust check and the materials for an oil change come for about 70 €. This leaves about 70 € cover for the mechanic and salesman's wages for about one hour. That's 300 €, or about 330 USD today. As such, costs to prepare a contract and transfer, inspect the car for roadworthiness as well as storage fees most likely are reasonably assessed to be in the 300 USD area.
Unfortunately, your relative is more in the wrong here First, the COVID situation does not change anyone's rights and obligations under a contract (see What effect does an event like the current Covid-19 pandemic have on contractural obligations?). So the landlord (through their agent) is obliged to provide the property and your relative is obliged to pay the rent and to occupy the premises (most residential leases contain a requirement for the tenant to live in the premises and not leave it empty). Your relative (through you) has indicated that she will be in breach of her contract. The agent has considered her position and has offered two (IMO generous) alternatives: Allow her to continue with the lease without taking possession providing the rent is paid. To release her from her obligations under the contract and return the rent. To put it in perspective, if your relative simply "walked away", she would be liable for the rent until a new tenant was found and, if that new tenant was paying less rent than she was, the difference for the duration of the lease plus the costs of finding a new tenant - advertising, agent's fees (usually 1 month's rent) etc. Now, the landlord has an obligation to minimise your costs so advertising the property could just be prudent. However, if they lease it when your relative's contract has not been properly terminated then it is they who are in breach. Surely they can't take the rent and offer to re-let the property at the same time? Surely they can. What they can't do is relet the property without properly terminating your relative's lease. Would they even be entitled to retain the deposit under these circumstances? Absolutely. The deposit is to cover their losses if your relative breaks the lease - as she has indicated she is going to do (this is called anticipatory breach). Finally, I'd rather not go down this route but is there any protection for my relative for not being forcefully 'evicted' - since she's paid the deposit, rent - and those haven't been returned? Having never taken possession, she is not being evicted.