what action can i take? If your landlord fails to carry out repairs and you do not wish to involve the council, you could consider getting the repairs done yourself and deducting the costs from your rent. If you take this course of action you can only deduct the actual costs of repairs so you should always ensure that you have a clearly laid out bill listing all works done and charges made; you cannot make deductions for compensation. You can be evicted for being in rent arrears so it is vital that you seek advice before withholding any rent and follow this procedure carefully: • Make requests for repairs in writing and keep a copy of your letter. • Allow a reasonable period of time for repairs to be done. • If the repairs are not done, inform the landlord in writing of your intended course of action, and allow a further reasonable period for the landlord to comply with his obligations. • Obtain three estimates for the repairs and send copies of these to the landlord with a final declaration of your intended course of action. • Have the repairs carried out by the firm giving the least expensive estimate. If you carry out or arrange repairs that are done badly, you’ll be legally responsible for the consequences. • Send a copy of the invoice to the landlord and request reimbursement. • If no money is received, deduct the cost of the repairs from future rent. It may be possible to take your landlord to court to get him to carry out repairs; you could also ask the court for compensation for inconvenience or if your possessions have been damaged. Always seek advice before starting legal action and be aware that you will have to produce evidence to support your case.
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houses in multiple occupation (hmos) Most shared properties are classified as HMOs, for example, where a house has been converted into bedsits or if the property is shared by 3 or more people. Special regulations apply to HMOs and local councils have clear powers to ensure that the property is safe and is managed correctly. If the house you live in has 3 or more levels and 5 or more tenants, it will require a licence from Private Housing. If you think your house should be licensed, but isn’t, please contact Private Housing on 023 80832606.