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Trouble with landlord

Is there a document that states the landlords responsibility for houses i.e. certificates for electrics and heating loft lagging etc.. I am having trouble with the landlord regarding a rent increase is there a % that is an acceptable increase and how often can the rent be raised? There is a rent tribunal hearing pending on March 23rd.

Asked on Mar 13 2010, Renting in Woking | Report content

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  • The landlord must comply with Housing Act 1988, Fire & Safety regulations, Gas safety, Electrical equipment regulations and Furniture & Furnishings regulations. The property must be safe to live in and fit for purpose. Any rent increases are set at the renewal of the tenancy agreement and for the duration dependant on how long you signed up for, the increase must be in line with inflation. Good luck with the tribunal.

    Answered on Mar 14 2010, Report content
  • Rent increases can be at renewal only and have to be in line with market conditions, if they are not the tribunal will more than likely be in the tenants favour. The landlords responsibilities should be listed in the agreement between you. There are requirements for the safety of the Gas installation and furniture has to comply with fire regulations heat light and water must be provided.

    Answered on Mar 16 2010, Report content
  • Thumbs up to the answers above. I would recommend renting through an agent though, as silly things like this wont come up due to agents actually knowing the law...! And therefore saving you time and horrible court experiences!!!

    Answered on Mar 18 2010, Report content
  • The rent cannot be raised more than once per year. The landlord has a responsibilty to maintain the property. See Section 11 Landlord and Tenant Act of 1985: Repairing Obligations: Landlord and Tenant Act of 1985: the landlord is responsible by law for certain repairs. We have enclosed the wording of Section 11 which deals with the repairing obligations of a landlord. However, generally speaking, as a landlord you are responsible for repairs to the structure and exterior of the property, sinks, baths and any other sanitary installations within the property. You are also responsible for the heating in the property. By this, we understand that as a landlord you should ensure that all the sanitary installations and heating including pipes as well as boilers and radiators are in safe working order at all times. Should a tenant complain that there is a malfunctioning unit it is in your best interests to ensure that it is fixed as soon as possible to ensure minimum risk to the tenants health. The Landlord and Tenant Act 1985 Section 11 1. Disclosure of landlord's identity (1) In a lease to which this section applies (as to which, see sections 13 and 14) there is implied a covenant by the lessor - (a) to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes), (b) to keep in repair and proper working order the installations in the dwellinghouse for the supply of water, gas and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences, but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity). (c) to keep in repair and proper working order the installations in the dwellinghouse for space heating and heating water. (1A) If a lease to which this section applies is a lease of a dwelling-house which forms part only of a building, then, subject to subsection (1B), the covenant implied by subsection (1) shall have effect as if- (a) the reference in paragraph (a) of that subsection to the dwelling-house included a reference to any part of the building in which the lessor has an estate or interest; and (b) any reference in paragraphs (b) and (c) of that subsection to an installation in the dwelling-house included a reference to an installation which, directly or indirectly, serves the dwelling-house and which either- (i) forms part of any part of a building in which the lessor has an estate or interest; o (ii) is owned by the lessor or under his control. (IB) Nothing in subsection (1A) shall be construed as requiring the lessor to carry out any works or repairs unless the disrepair (or failure to maintain in working order) is such as to affect the lessee's enjoyment of the dwelling-house or of any common parts, as defined in section 60(1) of the Landlord and Tenant Act 1987, which the lessee, as such, is entitled to use. (2) The covenant implied by subsection (1) ("the lessor's repairing covenant") shall not be construed as requiring the lessor- (a) to carry out works or repairs for which the lessee is liable by virtue of his duty to use the premises in a tenant-like manner, or would be so liable but for an express covenant on his part, (b) to rebuild or reinstate the premises in the case of destruction or damage by fire, or by tempest, flood or other inevitable accident, or (c) to keep in repair or maintain anything which the lessee is entitled to remove from the dwelling-house. (3) In determining the standard of repair required by the lessor's repairing covenant, regard shall be had to the age, character and prospective life of the dwelling-house and the locality in which it is situated. (3A) In any case where- (a) the lessor's repairing covenant has effect as mentioned in subsection (1A), and (b) in order to comply with the covenant the lessor needs to carry out works or repairs otherwise than in, or to an installation in, the dwelling-house, and (c) the lessor does not have a sufficient right in the part of the building or the installation concerned to enable him to carry out the required works or repairs, then, in any proceedings relating to a failure to comply with the lessor's repairing covenant, so far as it requires the lessor to carry out the works or repairs in question, it shall be a defence for the lessor to prove that he used all reasonable endeavours to obtain, but was unable to obtain, such rights as would be adequate to enable him to carry out the works or repairs. (4) A covenant by the lessee for the repair of the premises is of no effect so far as it relates to the matters mentioned in subsection (1)(a) to (c), except so far as it imposes on the lessee any of the requirements mentioned in subsection (2)(a) or (c). (5) The reference in subsection (4) to a covenant by the lessee for the repair of the premises includes a covenant - (a) to put in repair or deliver up in repair, (b) to paint, point or render, (c) to pay money in lieu of repairs by the lessee, or (d) to pay money on account of repairs by the lessor. (6) In a lease in which the lessor's repairing covenant is implied there is also implied a covenant by the lessee that the lessor, or any person authorised by him in writing, may at reasonable times of the day and on giving 24 hours' notice in writing to the occupier, enter the premises comprised in the lease for the purpose of viewing their condition and state of repair.

    Answered on Apr 8 2010, Report content

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