Rogue landlords - for joey steel

[kirklancaster]

These are genuine photos of an end terrace house which rogue Agents put a young couple in, KNOWING that the girl was 6 months pregnant.

The Agents KNEW that the property had long standing problems with severe lateral penetrating damp, damp from a roof which leaked in in several areas, and advanced blackdamp through inadequate ventilation and other reasons, but did not tell the young couple.

Nor did the young couple know that more than one previous tenant had moved out due to the Agents failure to even come out to address the problems.

Instead of remedying the problems, the Agents emulsion painted over the problems then used a proprietary Damp Cover spray to conceal the massive problems - something which would only be effective for a period long enough to allow the couple to view the property, sign the Assured Shorthold Tenancy Agreement, and pay over a thousand pounds by way of Bond and first month's rent.

After just one week the damp and fungus and blackdamp started to reappear but the Agents ignored ALL notifications of the problems and ALL requests for them to come out and remedy them.

By just the third week, thousands of pounds worth of the tenants personal effects, furniture, clothes and baby crib and furniture, bedding and clothes were ruined by damp and mould contamination.

The Agent's denied ALL responsibility and liability, but I took up the tenant's case (no I'm not a lawyer, just someone who has been in property for a very long time) and it has been satisfactorily settled without litigation.

I am currently handling another similar case for an Albanian couple against a Polish landlord!:shrug: and I WILL win them fair compensation too.

Here's some of the photos Joey:

http://i67.tinypic.com/6dv9f7.jpg

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http://i66.tinypic.com/awqooi.jpg

IMG]http://i63.tinypic.com/2v7uk4j.jpg[/IMG]

http://i63.tinypic.com/2ypnq07.jpg

http://i66.tinypic.com/2q997yw.jpg

[Kizzy]

Is this your house?

[kirklancaster]

Is this your house?

:shrug::shrug: I would hardly take on a case for young tenants against myself would I?

All my properties are renovated to a high standard and Accredited with the relevant local councils.

This is another landlord's who placed it with Agents.

They ALL should be fecking shot. In my opinion.

[DemolitionRed]

A judge will always side with the tenants over such conditions, though agents will come up with all sorts of excuses. They are going to suggest its condensation caused through the tenant drying washing over radiators. They are going to say they never received emails/letters or phone calls from the tenant complaining about the damp problem and they are going to say they tried to gain access but the tenant was awkward.

I worked for a well known, apparently reputable estate agents that was also involved in lettings and I left in disgust. When I published a piece called "20 ways ***** estate agent/letting agent will screw you" they unsuccessfully tried to sue me.

Only scum would cover up and let out such a property.
Did the tenants get their full deposit back? moving costs? and compensation for damaged possessions ?

What's happening with the private landlord? do you know if he's breaking any landlord rules apart from letting out a substandard property.

[Kizzy]

I took action against my local council for disrepair, and won.
I think recent changes to legal aid as well as legislation which has recently exempted private landlords from decent homes standards will find many effectively stuck in slum conditions.
As I have said many times this is a very regressive government, things will only get worse.

[Kizzy]

:shrug::shrug: I would hardly take on a case for young tenants against myself would I?

All my properties are renovated to a high standard and Accredited with the relevant local councils.

This is another landlord's who placed it with Agents.

They ALL should be fecking shot. In my opinion.

You have added to the OP since my comment, I see now it is not your home.

[kirklancaster]

You have added to the OP since my comment, I see now it is not your home.

:laugh: No I haven't Kizz - Have you been on the Waccy Baccy?:laugh: Anyway, I'm glad you won the case against the scum gets. Good on you.

[Kizzy]

:laugh: No I haven't Kizz - Have you been on the Waccy Baccy?:laugh: Anyway, I'm glad you won the case against the scum gets. Good on you.

No, When I commented there was one photo and no text in the OP.

[user104658]

In my experience of private renting... The agents have been the driving force behind most of the problems. The number of miscommunications we've had with landlords via agents is staggering, and they also encourage landlords to go after as much of the deposit as possible on exit.

[joeysteele]

I did a reply Kirk and for some reason it isn't posted so I don't know what I have done there.

Anyway thanks for the info,that is shocking and I agree totally with you it should be stamped out.

Unrelated specifically but as to rents,I was assisting someone with a bedroom tax issue.
They lived in a Council house and the rent was around £120 weekly.

Then I learned the house right next door was originally a council house,bought by the tenants in the 80s,who died,their family then sold the house on.
The person who bought it,wanted to rent it out,and I was stunned to learn the rent for that same former council house was set at £980 monthly.
Something else I would like to see looked at especially if more council/social housing is going to be bought and then sold on.

Good thread and really interesting opening post Kirk.

[kirklancaster]

A judge will always side with the tenants over such conditions, though agents will come up with all sorts of excuses. They are going to suggest its condensation caused through the tenant drying washing over radiators. They are going to say they never received emails/letters or phone calls from the tenant complaining about the damp problem and they are going to say they tried to gain access but the tenant was awkward.

I worked for a well known, apparently reputable estate agents that was also involved in lettings and I left in disgust. When I published a piece called "20 ways ***** estate agent/letting agent will screw you" they unsuccessfully tried to sue me.

Only scum would cover up and let out such a property.
Did the tenants get their full deposit back? moving costs? and compensation for damaged possessions ?

What's happening with the private landlord? do you know if he's breaking any landlord rules apart from letting out a substandard property.

You are very knowledgeable here Red, because the emboldened text is EXACTLY what the bastards tried to say, but I outflanked them all the way.

Yes - the tenants received all ad more by way of a settlement, so I'm so happy for them.

[kirklancaster]

I did a reply Kirk and for some reason it isn't posted so I don't know what I have done there.

Anyway thanks for the info,that is shocking and I agree totally with you it should be stamped out.

Unrelated specifically but as to rents,I was assisting someone with a bedroom tax issue.
They lived in a Council house and the rent was around £120 weekly.

Then I learned the house right next door was originally a council house,bought by the tenants in the 80s,who died,their family then sold the house on.
The person who bought it,wanted to rent it out,and I was stunned to learn the rent for that same former council house was set at £980 monthly.
Something else I would like to see looked at especially if more council/social housing is going to be bought and then sold on.

Good thread and really interesting opening post Kirk.

Thanks Joey - I did tell you that I was preparing this thread a while back. I detest these crooks - really.

[joeysteele]

Thanks Joey - I did tell you that I was preparing this thread a while back. [B]I detest these crooks - really.

[/B


... and rightly so.

[kirklancaster]

In my experience of private renting... The agents have been the driving force behind most of the problems. The number of miscommunications we've had with landlords via agents is staggering, and they also encourage landlords to go after as much of the deposit as possible on exit.

This is so TRUE as well T.S. - Agents ARE the GREEDY bastards responsible for most of these types of cases.

[user104658]

Joey - kirk has decided to test all of us by having two threads with the same title... But different OP's! :omgno:

[kirklancaster]

Joey - kirk has decided to test all of us by having two threads with the same title... But different OP's! :omgno:

:laugh: A deliberate mistake indeed. :hehe:

[kirklancaster]

No, When I commented there was one photo and no text in the OP.

Yes - You ARE correct, I did, and I apologise.

Applauding you AND apologising to you in ONE DAY? People will think we are up to something :laugh:

[joeysteele]

Joey - kirk has decided to test all of us by having two threads with the same title... But different OP's! :omgno:

:joker::joker:I know, I have just answered you on the other one.
I thought I was going crackers.:joker:

[kirklancaster]

:joker::joker:I know, I have just answered you on the other one.
I thought I was going crackers.:joker:

:laugh::laugh::laugh:

[Vicky.]

And the government want to scrap landlords requirement to make their properties 'liveable'? Or they were the last I heard.

This doesn't shock me one bit. When we were looking to move we had kinda the same thing. landlord had painted over damp and actually had vermin in the property. Unfortunately he had forgotten to remove the rat traps before we got the keys (a week after looking at the place)

Place had looked ok when we inspected it. About 20 mins after getting the keys we had our deposit back and he had his keys and the council had been informed that he was trying to let a place that was ridiculous. I was surprised we didn't have a fight on our hands about the deposit and that tbh but I think he knew not to mess with my partner after he had tried to rent us and our (then) 1 year old a rat/damp infested pile of rubbish :laugh:

[kirklancaster]

And the government want to scrap landlords requirement to make their properties 'liveable'? Or they were the last I heard.

This doesn't shock me one bit. When we were looking to move we had kinda the same thing. landlord had painted over damp and actually had vermin in the property. Unfortunately he had forgotten to remove the rat traps before we got the keys (a week after looking at the place)

Place had looked ok when we inspected it. About 20 mins after getting the keys we had our deposit back and he had his keys and the council had been informed that he was trying to let a place that was ridiculous. I was surprised we didn't have a fight on our hands about the deposit and that tbh but I think he knew not to mess with my partner after he had tried to rent us and our (then) 1 year old a rat/damp infested pile of rubbish :laugh:

Good for you Vicky, but can you imagine a young, timid couple? They would probably not know what they could do, or not dare to do anything - especially if they were not particularly 'bright' as well.

Councils should clamp down HARD on these greedy bastards.

[DemolitionRed]

In my experience of private renting... The agents have been the driving force behind most of the problems. The number of miscommunications we've had with landlords via agents is staggering, and they also encourage landlords to go after as much of the deposit as possible on exit.

They screw landlords as well as tenants. I would always advise any tenant going through an agent to insist on meeting the landlord and equally I would advise all landlords using agents to meet their tenants. Beware of agents who don't want you to ever meet your landlord, they are probably charging you both for the same contracts.

As for them pushing landlords to go after as much as possible, don't believe the half of it. Agents are good at pocketing money they claim they are collecting on the landlords behalf.

[Kizzy]

Conservative MPs have voted to reject a proposed rule that would have required private landlords to make their homes “fit for human habitation”.

The vote, which came on Tuesday night, was on proposed amendment to the Government’s new Housing and Planning Bill – a raft of new laws aimed at reforming housing law.

The Labour-proposed amendment was rejected by 312 votes to 219, however.


http://www.independent.co.uk/news/uk/politics/tories-vote-down-law-requiring-landlords-make-their-homes-fit-for-human-habitation-a6809691.html

[Vicky.]

Conservative MPs have voted to reject a proposed rule that would have required private landlords to make their homes “fit for human habitation”.

The vote, which came on Tuesday night, was on proposed amendment to the Government’s new Housing and Planning Bill – a raft of new laws aimed at reforming housing law.

The Labour-proposed amendment was rejected by 312 votes to 219, however.


http://www.independent.co.uk/news/uk/politics/tories-vote-down-law-requiring-landlords-make-their-homes-fit-for-human-habitation-a6809691.html
I actually can't think of any reason to reject that. Unless said MPs are renting out rat infested piles of crap themselves of course D:

[kirklancaster]

I actually can't think of any reason to reject that. Unless said MPs are renting out rat infested piles of crap themselves of course D:

If they aren't you can bet your life their friends are.

[kirklancaster]

They screw landlords as well as tenants. I would always advise any tenant going through an agent to insist on meeting the landlord and equally I would advise all landlords using agents to meet their tenants. Beware of agents who don't want you to ever meet your landlord, they are probably charging you both for the same contracts.

As for them pushing landlords to go after as much as possible, don't believe the half of it. Agents are good at pocketing money they claim they are collecting on the landlords behalf.

I own a nice property in Great Barr, Birmingham, and sacked one agent who tried screwing me for new eaves gutters at over £500, but I drove over there and it was ONE failed RUBBER seal which needed replacing.

I nearly got arrested for clutching him a little 'enthusiastically' during the ensuing argument. :laugh:

[Kizzy]

I actually can't think of any reason to reject that. Unless said MPs are renting out rat infested piles of crap themselves of course D:

The number of MPs supplementing their incomes by acting as landlords has risen by a quarter since the last parliament, with David Cameron and George Osborne among those earning extra money by renting out properties.

According to Guardian research, almost a third of MPs are now letting out their houses or flats, with 196 declaring rental income on the official register of interests this year. The majority of those are earning more than £10,000 a year from the property, topping up their basic MP’s annual salary of £67,060.

The Conservative party has the highest number of landlord MPs at 128, meaning 39% of Tory MPs are landlords, compared with 26% of Scottish National party MPs and 22% from Labour.

http://www.theguardian.com/housing-network/2016/jan/14/mp-landlords-number-risen-quarter-last-parliament-housing-bill

Pigs and troughs?...

[DemolitionRed]

Good for you Vicky, but can you imagine a young, timid couple? They would probably not know what they could do, or not dare to do anything - especially if they were not particularly 'bright' as well.

Councils should clamp down HARD on these greedy bastards.

After working for that estate agents I became a bit of a vigil anti and I received a lot of correspondence from home buyers/seller, tenants and landlords. One particular letter was from an Indian couple who's wife had been pregnant whilst living in the sort of conditions you show in your photographs. She got a lung condition from the damp and consequently lost the baby. They didn't know what to do or where to turn because the agent just put up a wall, so we traced the landlady and it turned out she'd had that property with the agent for around 7 or 8 years and never been to inspect it because she was elderly and lived a good 30 miles away. The agents had been charging her for painting and decorating every time a tenant left, they'd even charged her for a new sofa and sent her a made up invoice (there was no new sofa). They had also assured her that the property was in good condition and the tenants happy.

She took the agents to court and took the couple along with her. They really did get the book thrown at them.

[DemolitionRed]

I own a nice property in Great Barr, Birmingham, and sacked one agent who tried screwing me for new eaves gutters at over £500, but I drove over there and it was ONE failed RUBBER seal which needed replacing.

I nearly got arrested for clutching him a little 'enthusiastically' during the ensuing argument. :laugh:

Letting agents love overseas landlords because they get to find all sorts wrong with a property on inspection. Its not unusual for them to mark a quote for work up by 500 per cent.

[Vicky.]

After working for that estate agents I became a bit of a vigil anti and I received a lot of correspondence from home buyers/seller, tenants and landlords. One particular letter was from an Indian couple who's wife had been pregnant whilst living in the sort of conditions you show in your photographs. She got a lung condition from the damp and consequently lost the baby. They didn't know what to do or where to turn because the agent just put up a wall, so we traced the landlady and it turned out she'd had that property with the agent for around 7 or 8 years and never been to inspect it because she was elderly and lived a good 30 miles away. The agents had been charging her for painting and decorating every time a tenant left, they'd even charged her for a new sofa and sent her a made up invoice (there was no new sofa). They had also assured her that the property was in good condition and the tenants happy.

She took the agents to court and took the couple along with her. They really did get the book thrown at them.

I do wonder if something similar to this happened with us

Like 10 years ago we rented a property...within weeks the boiler broke and the agent sent all kinds of cowboys, none of whom fixed it, then tried to tell us it was our job to get it fixed. We moved out and did not pay the last months rent much to his disgust (bear in mind they had taken a months rent upfront before we moved in so we were not living there for free for the last month)

A month or so later, the actual landlord turned up at our new place asking what the issues had been and why we moved out. We told him the place was perfect for us but we were not willing to cover the costs of a new boiler and had been living in an icebox for a month while the agent messed us about.

Landlord was FURIOUS..apparently he had been trying to let the place for 14 months and was happy that someone had taken it... and as he was leaving he was on the phone to the agent with a few choice words about the situation.

Its confused me a bit tbh until now. I wonder if the agent had charged him for a new boiler or something before he let the property...

[user104658]

Yeah... In multiple properties I've found that direct communication with the landlord has been fine but then as soon as the agency gets involved, all of a sudden there are all sorts of disputes and I'll feeling on both sides. Also, my two absolute best experiences renting, have been renting directly from and dealing directly with the owner of the property. One of them bent over backwards to make the tenancy a good one! She even knocked £50 off a months rent because she had unplugged the freezer to do some painting in the utility room and forgot to plug it back in (we were out). The wasted food wasn't worth anything like that. I think she just felt awful about it :joker:.

Can you imagine the average rental agency? "We will be charged going YOU £50 extra because the defrosting freezer leaked and marked the floor."

[Kizzy]

Yeah... In multiple properties I've found that direct communication with the landlord has been fine but then as soon as the agency gets involved, all of a sudden there are all sorts of disputes and I'll feeling on both sides. Also, my two absolute best experiences renting, have been renting directly from and dealing directly with the owner of the property. One of them bent over backwards to make the tenancy a good one! She even knocked £50 off a months rent because she had unplugged the freezer to do some painting in the utility room and forgot to plug it back in (we were out). The wasted food wasn't worth anything like that. I think she just felt awful about it :joker:.

Can you imagine the average rental agency? "We will be charged going YOU £50 extra because the defrosting freezer leaked and marked the floor."

New vocation for you TS? trustworthy letting agent :)

[kirklancaster]

Yeah... In multiple properties I've found that direct communication with the landlord has been fine but then as soon as the agency gets involved, all of a sudden there are all sorts of disputes and I'll feeling on both sides. Also, my two absolute best experiences renting, have been renting directly from and dealing directly with the owner of the property. One of them bent over backwards to make the tenancy a good one! She even knocked £50 off a months rent because she had unplugged the freezer to do some painting in the utility room and forgot to plug it back in (we were out). The wasted food wasn't worth anything like that. I think she just felt awful about it :joker:.

Can you imagine the average rental agency? "We will be charged going YOU £50 extra because the defrosting freezer leaked and marked the floor."

Off topic T.S. - in your job, do you ever feel really sorry for some of the more... Shall we say, unintelligent misfit punters -- those who have next to nothing but gamble away what bit they are given?

Or do you secretly feel a certain resentment that they are so wasteful with what they are given, while you could put that money to much better use?

[DemolitionRed]

@Vicky

That's more than likely. Landlords rarely know what's going on until they meet their tenants.

[joeysteele]

If they aren't you can bet your life their friends are.

More than likely.

[user104658]

Off topic T.S. - in your job, do you ever feel really sorry for some of the more... Shall we say, unintelligent misfit punters -- those who have next to nothing but gamble away what bit they are given?

Or do you secretly feel a certain resentment that they are so wasteful with what they are given, while you could put that money to much better use?
To be honest its the ones that DO have money that bug me more. I have guys that bet £300 a time, several bets a day, seem to spend literally their whole lives gambling and probably make a £2000 - £3000 a month loss and yet "can afford it" because they have enough to feed themselves and keep a home on on top of that, and don't need money for anything else because they spend their entire lives either working, or gambling. And I just think... What a waste. Of money AND time.

Its a bit of a myth that people on benefits have loads to gamble away. You're really talking little £1 horse bets or 50p football coupons for most of them. I do feel pretty sorry for them. What a life where your only real source of excitement is winning maybe £3 or £4...

Of course there are also the ones who I know fine well don't have jobs and yet have stacks of 20s bursting out of their wallets. The less said about that, the better, though. I saw nothing officer :joker:

[Kizzy]

More
Shelter EnglandGet adviceRepairs and home safetyRepairs in private rented homesIf a private landlord refuses to do repairs
If a private landlord refuses to do repairs
Options to consider and steps to take to get repairs done if your private landlord won't do repairs.

Make sure you've reported repairs
There are various options for action to take against a landlord who doesn't do repairs they are responsible for.

Before you consider further action, make sure you have reported the repair problems to your landlord and given them a reasonable time to start and finish the work.

Landlords are usually only responsible for doing repairs they've been told about.

Find out how to report repairs to a private landlord.

You can report repair problems to your landlord's letting agent if they manage repairs on behalf of your landlord.

If you don't have any contact details for your landlord, find out how to find your landlord


http://england.shelter.org.uk/get_advice/repairs_and_bad_conditions/repairs_in_private_lets/landlord_refusing_to_do_repairs

[DemolitionRed]

Yes you can get a contractor in to do the work if the landlord or agent have refused or not bothered to do anything. Make sure you have a paper trail though.

If the agent is managing the property on behalf of the landlord, its the agent who becomes responsible for the overseeing of work, so you don't need to try and hunt down the landlord, you just correspond with the letting agent and its the letting agent you'd invoice if you did end up having to get your own contractors in.

[kirklancaster]

Yes you can get a contractor in to do the work if the landlord or agent have refused or not bothered to do anything. Make sure you have a paper trail though.

If the agent is managing the property on behalf of the landlord, its the agent who becomes responsible for the overseeing of work, so you don't need to try and hunt down the landlord, you just correspond with the letting agent and its the letting agent you'd invoice if you did end up having to get your own contractors in.

Your advice is sound and factual, but the reality is Red, that MOST young couples who HAVE to move into the type of sub-standard properties which are most likely to suffer from these issues, do so NOT through choice, but through economic necessity -- they simply cannot afford better quality, properly maintained accommodation.

This being so, they simply CANNOT fnd the money to pay for any necessary repairs themselves with a view to reclaiming the cost via the Agent from the Landlord.

Even were they to beg or borrow the money to pay for such works, what happens if the Agents/Landlords ignore the claim for recompensation, or deliberately 'drag their heels' in paying it?

The unreliable and notoriously slow route of litigation is no succour to penniless tenants who now have the added stress of worrying about repaying those who lent them the money, as well as worrying about if they are even going to get it back through the courts anyway.

Add to this the fact that MOST Agents/Landlords who have been faced with this action by tenants will become vexatious and aggressive and intimidating towards those tenants because of their actions, and a tenants lot is 'not a happy one'.

Better to campaign (Law-Abidingly :laugh:) to MAKE Councils ENFORCE the Law against rogue Landlords and Agents with more draconian punishment for non-compliance and stict timescales for compliance.

[joeysteele]

Your advice is sound and factual, but the reality is Red, that MOST young couples who HAVE to move into the type of sub-standard properties which are most likely to suffer from these issues, do so NOT through choice, but through economic necessity -- they simply cannot afford better quality, properly maintained accommodation.

This being so, they simply CANNOT fnd the money to pay for any necessary repairs themselves with a view to reclaiming the cost via the Agent from the Landlord.

Even were they to beg or borrow the money to pay for such works, what happens if the Agents/Landlords ignore the claim for recompensation, or deliberately 'drag their heels' in paying it?

The unreliable and notoriously slow route of litigation is no succour to penniless tenants who now have the added stress of worrying about repaying those who lent them the money, as well as worrying about if they are even going to get it back through the courts anyway.

Add to this the fact that MOST Agents/Landlords who have been faced with this action by tenants will become vexatious and aggressive and intimidating towards those tenants because of their actions, and a tenants lot is 'not a happy one'.

Better to campaign (Law-Abidingly :laugh:) to MAKE Councils ENFORCE the Law against rogue Landlords and Agents with more draconian punishment for non-compliance and stict timescales for compliance.

Really strong post, it is really shocking.

[user104658]

Your advice is sound and factual, but the reality is Red, that MOST young couples who HAVE to move into the type of sub-standard properties which are most likely to suffer from these issues, do so NOT through choice, but through economic necessity -- they simply cannot afford better quality, properly maintained accommodation.

This being so, they simply CANNOT fnd the money to pay for any necessary repairs themselves with a view to reclaiming the cost via the Agent from the Landlord.

Even were they to beg or borrow the money to pay for such works, what happens if the Agents/Landlords ignore the claim for recompensation, or deliberately 'drag their heels' in paying it?

The unreliable and notoriously slow route of litigation is no succour to penniless tenants who now have the added stress of worrying about repaying those who lent them the money, as well as worrying about if they are even going to get it back through the courts anyway.

Add to this the fact that MOST Agents/Landlords who have been faced with this action by tenants will become vexatious and aggressive and intimidating towards those tenants because of their actions, and a tenants lot is 'not a happy one'.

Better to campaign (Law-Abidingly :laugh:) to MAKE Councils ENFORCE the Law against rogue Landlords and Agents with more draconian punishment for non-compliance and stict timescales for compliance.

Or you end up in the situation we're in now; Because of asking for various repairs etc. at the beginning of the tenancy, the landlord now considers renting to be "too much hassle" and so is refusing to extend the tenancy and will probably be trying to sell the house as soon as ours is up. There are no other rental properties available in the village (literally - I think there are two in the whole village, both 5-bedroom houses renting for about 5 times our budget) and so unless something suitable comes up within the next 6 months or so, we're sort of ****ed :shrug:.

[waterhog]

I think it is shameful anyone has to live under this - if they want to make money from the place they are renting you ( which they are as property is rising) then they have provide whats decent.


kirky baby - I got a spare room lol