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Unread 27 Mar 2008, 21:26   #1
JC
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Tenants rights question

I know we have a few lawyers and law students on here and I can't seem to get any help from google so this seemed like the best place to get some information.

Over the Easter weekend my girlfriend's student house in Leicester was broken into. The whole place was ransacked and anything small and valuable was stolen. That's not really an issue though as apart from sentimental things it will all be replaced by the insurance company hopefully.

The problem though is the security of the house. When the 3 of them signed contracts it was for a house with a burglar alarm. I guess common sense assumes the contract means a working burglar alarm but I think since they moved in the alarm and the 2 outside security lights (front and back) have not worked. The front, back and patio doors all have pretty shitty locks on them that I doubt meet current building regulation standards (they don't have bolts at the top, middle and bottom, which I think are meant to go on all newly built properties?). It was the patio door that was broken into by a screwdriver and a bit of brute force. All internally doors that had locks on were then smashed down.

Unfortunately the landlady, who has been useless in the past, is out of the country and ignoring all phone calls and emails. The estate agents have been worse than useless as well and seem to think they can't do anything until the landlady gives them the ok, which is what brings me to this thread. At the request of the police the estate agents fitted a window style lock to the patio door so that at least it is lockable again. They seem to think this makes the house safe despite the fact that this new lock is worse than the original lock that was broken in the break in.

Do they have any kind of rights as tenants to force the estate agents into giving them a more secure property? Or is simply making sure that every outside door locks sufficient as far as the law is concerned? From next week onwards it's going to be just 2 girls living in the house (the 1 boy is going away for a month) and neither of them feel very secure. It would be very useful to know whether the estate agents and landlady can be kicked into making a positive move by simply pointing out some tenants laws/rights that state they have to do x, y and z to provide a secure house. That house was also broken into in the exact same way several years ago according to the police and the same landlady was told then that the doors where not secure enough, would that go down as some sort of neglect?

Their contract runs out at the end of June and I would be very surprised if anything gets done before then unless their hand is forced. Unfortunately it seems that this landlady along with several others I have dealt with don't give a shit about their tenants .

Edit:

I forgot to mention that none of the outside door locks are lockable from the inside, they just simply click shut. You can only double lock them from the outside, which doesn't help when you are inside at night and not feeling secure. Unless I go round and lock them all in and then let them all out again in the morning!
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Unread 27 Mar 2008, 23:33   #2
Mzyxptlk
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Re: Tenants rights question

No one got raped, killed or molested, nor did the roof collapse on anyone's head; I'd say the house is safe.

Maybe it doesn't feel safe. In that case, what you need isn't locks, it's common sense, or failing that, a psychiatrist.

And I'm not even a lawyer.
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Unread 27 Mar 2008, 23:52   #3
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Re: Tenants rights question

personally I would stop paying rent and refuse to carry on paying until they sorted the house out.

That would kick their arse into gear.
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Unread 27 Mar 2008, 23:56   #4
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Re: Tenants rights question

Quote:
Originally Posted by Mzyxptlk
No one got raped, killed or molested, nor did the roof collapse on anyone's head; I'd say the house is safe.

Maybe it doesn't feel safe. In that case, what you need isn't locks, it's common sense, or failing that, a psychiatrist.

And I'm not even a lawyer.
Cheers dude, wonderful stuff .
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Unread 28 Mar 2008, 00:02   #5
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Re: Tenants rights question

I hope you enjoyed reading it as much as I enjoyed writing it.
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The outraged poets threw sticks and rocks over the side of the bridge. They were all missing Mary and he felt a contented smug feeling wash over him. He would have given them a coy little wave if the roof hadn't collapsed just then. Mary then found himself in the middle of an understandably shocked family's kitchen table. So he gave them the coy little wave and realized it probably would have been more effective if he hadn't been lying on their turkey.
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Unread 28 Mar 2008, 00:59   #6
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Re: Tenants rights question

this is britain not france
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Unread 28 Mar 2008, 09:14   #7
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Re: Tenants rights question

Quote:
Originally Posted by Toccata & Fugue
don't get into some bizarre philosophical argument about entitlement.
Life may well prove not to be worth living anymore
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Unread 28 Mar 2008, 10:05   #8
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Re: Tenants rights question

If in the contract it says that it was a house with a burglar alarm and then alarm subsequently breaks / stops working, although the house physically has one installed, the burglar alarm isnt working (so it wont alarm burglars), therefore it should be up to the landlady to fix it otherwise they've breached there own contract.

Even though its not university accomodation, tell your gf to go to your students union welfare person and let them know - students vs landlady = landlady win, students union vs landlady = union win.
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Unread 28 Mar 2008, 11:05   #9
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Re: Tenants rights question

Would it be worth it to get the job done; ie to get proper and secure locks put in place, and then just invoice it to the propety company or the landlord?
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Unread 28 Mar 2008, 16:39   #10
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Re: Tenants rights question

Do not talk to the landlord, write a letter to her.

Explaining that the burglar alarm, which is part of the contract, is broken and since the house was burgled recently, your gf wishes to have it repaired.
Lay out in the letter a timescale for the landlord to take corrective action, if nothing is done by time x, then indicate in the letter that you will have the repairs done yourself and the balance taken from the following month's rent.

Just be sure you allow the landlord time to respond and fix it herself, if you don't, then she hasn't had her opportunity to respond and then you're in the wrong.

Make a copy of the letter, try and get it delivered recorded delivery so you know when it gets there.
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