We do have a microwave, which I purchased from my own pocket.Mind you, my properties also have microwaves. Evidently OP's does not, or else surely he would not be quite so annoyed about not using the cooker for a few days.
andYes, annoying, but after two years of no complaint from either side, the LL is now a "cowboy" and OP is foaming at the mouth.
In two years we have had no complaint as we have not required any input or repairs from him. "Cowboy" referred to putting a fake address on the lease, I dont know what other term would be appropriate here?OP is getting too agitated over this. He states that in two years he has had no complaint, has not had reason to contact the LL and the LL has not bothered him. Great!
Thats great, and yuo sound like an excellent LL, but you cant seriously suggest that paying money to buy/fix a major item like this is a good idea based on the circumstances (wrong address, wont answer phone etc).I give everyone three different phone numbers for my own tradesmen who know to go round asap. And I tell tenants if there is no immediate response from me or those guys then they can use their own contacts or use Golden Pgses and buy/pay for anything that needs replacing and deduct it from the rent, with no arguments from me.
Are you a registered tenant at this address.? You say you give your rent to your flat mate who makes a single payment to LL. Just wondered if this may be a reason for not communicating with you, or is it the flat-mate who should be dealing with this
You seem to be missing the point of the total lack of manners in not even acknowledging calls/texts for any update on the situation.
"Cowboy" referred to putting a fake address on the lease, I dont know what other term would be appropriate here?
Thats great, and yuo sound like an excellent LL, but you cant seriously suggest that paying money to buy/fix a major item like this is a good idea based on the circumstances (wrong address, wont answer phone etc).
Have you tried removing the chip from the offending shoulder ?Just seems like we're paying him enough much rent to have to sort this ourselves is what mainly bugging me.
Have you tried removing the chip from the offending shoulder ?
I have a penchant for drama queens and and every story has two sides.
In two years we have had no complaint as we have not required any input or repairs from him. "Cowboy" referred to putting a fake address on the lease, I dont know what other term would be appropriate here?
Under section 12(1)(f) of the RTA 2004, a landlord is obliged to provide particulars of the means by which the tenant could at all reasonable times contact him.Ive lived in my current rental accomodation for two years now without ever seeing or talking to landlord. I live with two guys and one has a standing order
for the rent, and we pay him, he pays LL i.e. single point of rent to landlord. I dont mind not seeing/hearing from LL, I/we dont need anything really.
However, a major applicance has now stopped working and we need it fixed. Ive tried texting (no response), calling (no answer), and leaving voicemail (no callback). Ive had a look at the lease and his address is listed on it.....but I dont know if he still lives there.
What do people think I/we should do? Should I call over and demand he fix it? Should I write a letter to him demanding same? Should I stop paying rent until he does, and then deduct a large chunk from the rent to cover the inconvenience? If doing that should I leave a voicemaill indicating same? Any other ideas?
thanks
Where the landlord has been notified in writing of a breach of his obligations and has failed to remedy that breach within a reasonable time, a tenant is entitled to vacate the property (whether fixed term lease or a Part 4) and a notice of termination giving 28 days to vacate the property, may be given by the tenant.Facetious..
I'm interested in your source about the tenant having to get three quotes- and only after getting three and choosing the cheapest is the tenant allowed to deduct expenses from the rent.
Furthermore the tenant can only do this after the LL has done nothing within fourteen days.
Where a tenant has withheld the payment of rent (i.e. not paying the rent "as it falls due") the tenant is in breach of the tenants obligations. There are many PRTB determinations where a tenant, in trying to get a landlord to effect a landlord's breach of obligations, has withheld rent. However, had the tenant not withheld the rent, he would have been awarded damages in respect of the landlord's breach. Two wrongs don't make a right.Also - if the tenant withholds rent when the LL has breached his obligations then the tenant is also breaching his obligation. What? A tenant is obliged to continue paying rent even if the apartment is uninhabitable due to LL's breach of obligations?
A landlord is under an obligation to have repairs effected "within a reasonable time". A good landlord would not wait for the reasonable time to pass before remedying a problem. Different problems can take different amounts of time to rectify. Some problems are obviously more urgent than others. Hence, the law states "a reasonable time" and not a number of days. Would you leave the repair of a burst/leaking pipe for 14 days before commencing repairs? Other cases may require obtaining special parts which may not be immediately available.So, next time something goes wrong with an appliance I can tell the tenants it may take two weeks to replace or repair -and only after that they can get three quotes before deducting rent.
Sounds great if I was a wicked LL.
Facetious I am in no way defending the behaviour of the Landlord in this case I think that there was a practical solution to all of this as I stated before. I was talking recently to a couple of tenants of Longford Co Co and if you were to apply the same rules that you have quoted to Longford Co Co there would need to be a separate Quango as big as PRTB to deal with all the tenant problems in relation to repairs/renewals in that county alone.
A dwelling let by or to a public body is exempt from the RTA 2004. I am sure that the Longford Co Co consider themselves a public body.
That is the very point that I am making that the same rules and standards should apply across the board for private and public bodies.
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