Issues with landlord-section 13

Issues with landlord-section 13

10:53 AM, 14th September 2022, About 2 years ago 7

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My partner and I have been having issues lately with our landlord.

The Property was not in good shape and the landlord was not aware of the state of the property when she tried to let it.

The owner (her mum) lives on the ground floor, but her daughter manages the property.

We expressed concern about the fact that the bathroom has a very old carpeting, no ventilation and wood encasing around the tub. She reassured us to move in as she plans to fix it in one year.

We moved in the beginning of the pandemic and after that we never mentioned it again as there was the pandemic and the fact that the lady downstairs was elderly and we did not want to bother anyone.

The Property had a lot of issues. Old electrical wiring and not enough sockets, most of the doors were very old and could not be closed, squeaky floors with very old carpeting that is very difficult to clean, mold in the bathroom, we had mice and we had on one occasion a huge rat.

After we agreed to move in she hired a painter because she said she couldn’t give it in this state. The painter came and basically did not do much. The land lady chased it and gave up. Any issues we had in this property ware disregarded.

We have been told by her to go and watch a YouTube video and fixed ourselves. At some point I had enough so I officially asked for repairs and called for council inspection. She had to comply with the council and now she has given the house to agency.

We can’t reason with her. I have been showering in a friend’s house because she refuses to put a curtain rail and showerhead holder in the bathroom. Because of all these disagreements I have the intention of moving and she knows this.

She has decided to increase the rent based on the current demand and the market value and if we refuse she is going to sent us a section 13.

All similar properties are in pristine condition, newly refurbished and this property is sadly way under this standard.

I’m looking for advice.

Thank you in advance.


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Mark Alexander - Founder of Property118

10:55 AM, 14th September 2022, About 2 years ago

Dear Ren

Thank you for sharing your story and I am sorry to read what you have been though. Landlords like this are few and far between, but sadly we all get tarred with the same brush.

From what you have said you have done everything right and I hope your next home is far more comfortable.

The only advice I can offer to you is not to pay a deposit or sign for a property until you are happy with the condition it is in.

Monty Bodkin

11:14 AM, 14th September 2022, About 2 years ago

How much below market rent are you paying?
How long has the rent not been increased?

Reluctant Landlord

11:23 AM, 14th September 2022, About 2 years ago

Sounds like you are intending to move so I can only suggest as the post before that you make sure at the next rental you agree before signing a contract what the position is with the condition etc.

A S13 is only a formalised notification of the intention to raise the rent of you can't agree on the increased amount (or if you don't have a clause in your contract that states anything about an increase) You can still object if you wish but it might be a lot less stressful to start looking for somewhere else if that's a viable option.

Perhaps put this down to experience and move on.

If she is planning to increase the rent and the property is in the condition you suggest, then the reality it will not rent for this, so she will have a decision to make in regard to updating if she wants to achieve what the market is currently dictating.

Her loss not yours. Onwards and upwards!

Mick Roberts

10:22 AM, 15th September 2022, About 2 years ago

Reply to the comment left by Monty Bodkin at 14/09/2022 - 11:14
That's what I was thinking Monty. 2 sides to every story.
I have many tenants paying £500 when all rents are £850. And we have deal if want 2022 repairs, can't do at 2007 rent. So can do yourself or have the rent increase which was agreed to do every year for inflation etc. But not done, cause tried looking after 'em. All mine understand it when explained to them Most choose to pay the lower rent.
I did have 3 surprise me though last year agreed £550ish to £650 & did their fence jobs. Was total £1650 for 3 jobs. In 2018 would have been £900.

I clearly was better off after a year had past.

Laura Delow

10:45 AM, 15th September 2022, About 2 years ago

Personally, in your shoes I'd rather serve notice to leave & find elsewhere to rent as I wouldn't want to rent from a landlord who treated me with such disrespect (respect is a 2 way street). She's shown her true colours & although it's wrong that she gets away with this, even if she eventually corrects what's wrong, when something else goes wrong in the future you'll likely be facing the same battle which I'm sure is not how you want to live. I'm glad to say that from recent independent research by the Social Market Foundation it evidenced the majority of landlords are not like this as 83% of private sector tenants surveyed (1,376 tenants) were happy with their property & 85% were happy with their landlord, figures of which have been constant for over 10 years (the same high level sadly cannot be said for social housing). It would be good if it could be nearer 100%, but you'll never reach near 100% satisfaction from 1,376 people on any subject matter, whether that be customer service, employment satisfaction, happiness with life in general. It's impossible to get 100% so 85% is something I'm proud to be a part of but she's obviously more proud to be a part of the 15%.

Robert M

11:04 AM, 15th September 2022, About 2 years ago

Presumably the council have issued the landlord with a notification of the works required to bring the property up to an acceptable standard. The landlord (via her daughter) presumably is unable to manage this herself so has appointed a letting/management agent to do this on her behalf.

It's not clear from your post how long ago the council inspection was, what works were required by the council, or what actions the letting agent has taken since then to bring the property up to the required standard. As there is now a letting agent dealing with the situation, you should be liaising with them to progress the works, and you should do this in writing so that you have a record of your correspondence.

A s13 Notice is simply a notice advising the tenant of an increase in rent. I don't know from your post whether you are paying the market rent or considerably below market rent.

The landlord's responsibilities in relation to repairs and maintenance should be stated in the Assured Shorthold Tenancy (AST) agreement, and should be in accordance with the appropriate legislation. You may wish to check the terms and conditions stated within your AST.

However, it appears that you have already made the decision to move elsewhere, and that sounds like it may be the simplest solution to your problem, so you just give the appropriate notice to end your tenancy (in writing) and move out within that notice period.

Chris @ Possession Friend

21:07 PM, 16th September 2022, About 2 years ago

Market Forces, Choose where you live if your not happy, - move.
(simply put )

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