In summary because I CBA to write every little detail lol: Have had issues with plumbing the whole two years I've lived here, recently shower hasn't been draining quick enough so every time I shower it floods the bathroom, tried everything to unblock it but plumber said it was a structural issue, said he'd replace the shower, landlord said it was too expensive, different plumber came this morning and said they'd have to work on the whole bathroom so it'd be out of action.

I'm just a little confused and concerned. Surely that can't be any cheaper than just replacing the shower? I don't know what I'm going to do without a bathroom. I don't really have local friends I can stay with or enough money for a hotel room. Will the landlords provide alternative accommodation?

Sorry if this isn't worded very well, I'm a little discombobulated and fed up because of how long this has been going on.

I've signed a tenancy agreement with 5 other housemates in London that starts on the 30th of September, and we've paid the initial deposit and are in the process of paying the first months rent before we move in. The tenancy agreement states that the first months rent must be paid before the 30th of September, and that we have a right to occupy the property after and including the 30th of September.

I've already paid my share of the first months rent but a few of my flatmates were hoping to pay closer to the due date as it works out better for them, but the estate agent keeps hounding us for the rent and refuses to arrange a time to check-in and give the keys until the payment has been made.

I want to make it clear we 100% will pay the full rent by the 29th as the contract says, but the estate agent says the check-in process is down to his availability and he won't schedule anything until after, so it's unlikely we'd be able to move in on the start date if we pay close to the due date. Is this reasonable? I've asked him if he can provisionally arrange a time on the 30th, subject to the full rent being paid, but he's refusing to. We are from all over the country (we are uni students) so if we make our way down on the 30th and he doesn't let us move in we will be screwed. What can I do? Thanks for any help

so i am student studying in london
my bachelors got completed and had a offer letter from the good university in london
i rented a apartment / flat in central london for the proximity to the uni post i got my offer letter
since i have been in my undergrad in the uk for the last 3 year and wanted to change the place i live so during the august period when good places are available to rent i signed a contract
due to some issue , my visa for post grad might my be rejected
but i have a active renters agreement what do i do ?
my agreement is for a year
have provided a gurantor and everthing else for the rent and the deposit is also paid along with a months rent please help on what to do if i want to cancel?
can i cancel it or do i have to pay for the whole year even if the place stays empty ?

Cornish terraced cottage, 2 bed, rental, occupied less than 1 month. Damp issues, and heating issues. How stuck am I?

The main problem with the house is the smell of damp.

I agreed with the agent's assertion upon viewing that it will probably clear when the house is ventilated. This has not been the case after almost 3 weeks of constant ventilation. 

No mould is visible. The smell is worse in the morning and mainly perceived downstairs. It is an ammonia type smell which cannot be healthy. 

After ventilation failed, the next step is to blast the heating for a few days. This had not been possible upon occupation because there was no water in the hot water pipes, and the heating system wasn't functioning. 

The hot water was in fact simply switched off at a small valve in the system.So this was rectified on 26th Aug and we regained hot water , but this gave rise to a leak in the system which was causing an overflow from a pipe into the garden of approximately 105 litres per day (i timed and measured it), which was draining into the foundations. Radiators were only able to get lukewarm after 3 hours. I shut everything off and switched off the inline valve to reduce the outside leak. 

Neighbour tells me previous tenant moved due to high water bills from the unfixed leak. I suspect it was draining into the foundation for months unchecked.

The heating engineer attended on 3rd september identified a leaking valve at the immersion which when fixed will stop the overflow pipe leak into the foundations. A new part was ordered Thurs 3rd Sept. I continued to use the hot water system as directed and tried to heat the house to tackle the damp. 

The Mitsubishi heat exchange heating system only allows the radiators to get lukewarm. The heating engineer insists this is normal operation as it's only trying to increase the room temperature by a couple of degrees. 22 from ambient 20. I boosted it to chase 29 degrees,  then was told it not going to get there,  it's designed for 22 degrees room temp. To me this system is either not fit for purpose or faulty,  but even if not the case , it means we cannot blast the heating at full heat to dry the house. 

The next day I heard a leaking dripping in the cupboard from the faulty valve onto the floor underneath the emersion heater , identified a puddle beneath it and I turned off the water at the inline valve, tried to catch the drips in the cupboard and noted that the drip in the garden side was still continuing.

I reported this to the engineer and agent. No immediate reply. 

Upon occupation I realise that there is no heating radiator at all in the kitchen (tiny kitchen in single skin extension around the back door) and the bathroom has no rad, just the towel rail which is not activated by the heating system and it must be switched on in advance with the fused switch. Two of the radiators in the house do not have a thermostatic valve control.

The wall mounted temperature selection unit downstairs seems faulty as the display disappears/ unpowers itself and may be contributing to lukewarm radiators by giving the wrong temperature. The upstairs digital controller is used to program separate water and heating schedules. There is a 24hr timer also, inside the heating cupboard which may or may not be required switched on for the other controller to work effectively.

Today is day 18 of occupation.

Leak unlikely to be fixed until Monday- day 21 of occupation. 

I'm told the immersion needs heated before rads get hot. This will mean it takes ages to heat the rads from a cold immersion and will surely cost a lot on an ongoing basis. Winter will see the unheated bathroom and kitchen leech out any heat we manage to build up in the house. We'll be heating the moist air of the damp ground floor area before benefitting from ambient heat. Any wet in the foundations will only be added to by the autumn and winter months. 

The outside was painted within the last 3 years. Non breathable? Previous work was completed on guttering to address damp in the upstairs. Stains remain.

I anticipate both heating and ventilation challenges in the coming months. Wife and I both work from home and will spend 90% of our time in the damp ground floor area.

What level of damp inhalation in acceptable for the agent/ landlord to expect us to endure?

When does it become unhealthy? What remedial work can be insisted upon?

I can't face the circus of finding another rental property. This took 2 months and we were lucky to get it. It's perfect for kid's school. There's parking. Shops near.

Do i have rights to leave without notice in first month given the issues?

Currently renting a property with my wife, decided to help my brother out who said he needed help (against my lease agreement, sorry), but has since become a huge nightmare and now causing problems in the household.

He is not on the lease, has paid nothing to rent and I haven't forced him to.

Is it possible to get him out of the house? What rights are there that I should be aware of?

Hello fellow renters. So I’ve moved out of a property and it’s been almost a month of waiting for my deposit to come back. I just found out from the real estate agent that there is one deduction for cleaning the carpet due to a pink stain. The landlord visited the property and believed that the pink stain was beyond fair wear and tear.
 
This cost for this would be £144.

Does anyone know is this is a fair price? To be honest, this seems a bit steep for me and the carpet wasn’t exactly brand new. I’m also curious how they came up with this amount.

Edit: this was his headboard, and he installed it. I never moved the bed. Also, I decided to dispute it.

Hi, I caused two of these lines due to headboard moving, landlord wants £25 from my deposit. Should I dispute it? I know £25 isn't a lot but I don't know if it's fair. Thanks

London Landlord refused to replace mattress after l noticed what was actually 1 or 2 carpet Beatles and asked to get the mattress replaced. The landlord checked and said it was fluff. I offered to buy my own to mattress and they said if I do I need to give their one back and claimed the mattress provided was new. I didn't have anywhere to store their mattress, the flat is tiny. To compromise I paid to get the mattress cleaned - the cleaner verified no bed bugs but noted the mattress had been flipped and uncovered a big stain (I've attached the picture of mattress before cleaning). The cleaning helped a bit and there's no carpet beetles and never any signs of bed bugs but two weeks later and the mattress honestly stinks.

I'm having issues with this landlord as there's quite a few issues in the flat, when I mention them the landlord has gotten upset with me, one issue being non regulation locks on the doors and only resolved one issue regarding fire alarm being broken and then when I brought another issue up regarding glued piece of the microwave that fell apart while I was cleaning they said I'm always bothering them and leave them alone and if I want a new microwave sort it myself.
Now it's two weeks and mattress stinks and I'm not sure what to do- I can't stand sleeping on it but ave recently been told by landlord to essentially top bothering them with issues.

I've been here two weeks total and I'm trying to make things work. I now realise I probably should not moved in here but honestly didn't notice some of the issues until after I moved in. Now I'm feeling very stuck and sad. Just nerv some advice. The lease is two months notice so considering just leaving. Was wondering if anyone has advice on how to handle the situation.

i have been living in a tiny studio flat because there is nowhere else to live, i was also homeless with my partner before we moved in so we didnt really have a choice (we still dont because there isnt anywhere near us) ever since we moved in we noticed tiny amounts of mould but im a cleaner so i put mould remover on it and cleaned it assuming it wouldnt come back. my cats tree has mould ALL OVER the scratch post and its even in places hes unable to scratch so im 100% shure its mould and not wear and tear, my boyfriends caps have been growing mould even though they are hung up on a coat rack nowhere near any windows, and also the windows grow mould really bad too. what do i do, its ruining most of the things we own and everytime i have reported other issues to the landlady she hasnt cared so im worried she wont care about this but im scared of police and i dont want to get them involved (me and my partner are both 21 and private renting)

Under the new renter’s rule does my landlord have to provide the 2 month notice of rental increase via Form 4A (i.e. section 13)?

I believe that my interpretation of the GOV UK website is correct (i.e. they must send us Form 4A with the proposed rental increase 2 months before our rent payment date).

‘The landlord must give you at least 2 months’ notice if they want to increase your rent. They’ll need to do this by giving you a completed form 4A: Landlord’s notice proposing a new rent. This is known as the ‘section 13 process’.

Our property manager had emailed us (with no Form 4A attached to the email) 2 months ago to let us know that our rent review is upcoming - based on GOV UK this is invalid notice. Am I correct in thinking that the 2 months notice only starts once I am given Form 4A (aka section 13 notice)?

Any advice would be appreciated!

Hello I’m in England.

I am moving out of my present property in 3 weeks. I am in dispute with my landlord as they haven’t secured my deposit in a scheme. I have proof of this from the deposit schemes. I have issued a “letter before court for compensation regarding security deposit “ I have requested a settlement offer or we will go to court.
The landlord has never done an inspection and there was no check in report or inventory.
They have now requested to do an inspection- the date they said I couldn’t do because I was at work and responded with 3 other alternative dates/times. The landlord said no and they will be coming at the time they said - when I am at work- and will be letting themselves in. I have responded by saying no, offering more alternative times and dates and saying they are not legally entitled to enter the house when I’m not there. I know they can’t do this legally but I need to stop them. I have security cameras at the front and back (positioned in the house)
What else can I do?!? I need some workable solutions by Monday please

Hi all, looking for some guidance on where I stand here.

My partner and I received a notice via our letting agent earlier this year (2nd of June 2026) stating we needed to vacate our rental by October 2026, on the grounds that the landlord’s family member intended to move into the property. We complied and moved out on 31 July 2026.

Since then, we’ve discovered the property has been re-listed for rent, and a new tenancy has now been agreed with someone else.

From what I understand, this could be a breach of the restriction on re-letting after using this ground under the Renters’ Rights Act, and potentially grounds for a rent repayment order via the First-tier Tribunal.

What I have so far:

**•** Screenshot of the property being re-listed/let
**•** Bank statements showing rent paid
• section 8 (form 3A) eviction notice

A few questions:

**1.** Does this sound like a solid RRO case based on what I’ve described?
**2.** Is there anything else I should be gathering as evidence?
**3.** Any pitfalls people commonly run into with this type of claim?

Thanks in advance for any pointers.

Moved out of a property in July 2026 as a group with joint tenancy. In England. It's been almost 8 weeks now and every time we contact the letting agent they tell us they're busy and various other non-answers to shrug us off, telling us it will be handled today or handled this week etc. The deposit is protected under the DPS. As I understand it there is a statutory declaration process for landlord non-contact but in our case the agent is responding but giving unsatisfactory answers.

I have requested the return both in writing to the agent and via the DPS website, the latter seems to just point you down the statutory declaration route. Has anyone here been in a similar situation recently and what legal options do I have to go after the deposit?

Cornish terraced cottage, 2 bed, rental, occupied less than 1 month. Damp issues, and heating issues. How stuck am I?

The main problem with the house is the smell of damp.

I agreed with the agent's assertion upon viewing that it will probably clear when the house is ventilated. This has not been the case after almost 3 weeks of constant ventilation. 

No mould is visible. The smell is worse in the morning and mainly perceived downstairs. It is an ammonia type smell which cannot be healthy. 

After ventilation failed, the next step is to blast the heating for a few days. This had not been possible upon occupation because there was no water in the hot water pipes, and the heating system wasn't functioning. 

The hot water was in fact simply switched off at a small valve in the system.So this was rectified on 26th Aug and we regained hot water , but this gave rise to a leak in the system which was causing an overflow from a pipe into the garden of approximately 105 litres per day (i timed and measured it), which was draining into the foundations. Radiators were only able to get lukewarm after 3 hours. I shut everything off and switched off the inline valve to reduce the outside leak. 

Neighbour tells me previous tenant moved due to high water bills from the unfixed leak. I suspect it was draining into the foundation for months unchecked.

The heating engineer attended on 3rd september identified a leaking valve at the immersion which when fixed will stop the overflow pipe leak into the foundations. A new part was ordered Thurs 3rd Sept. I continued to use the hot water system as directed and tried to heat the house to tackle the damp. 

The Mitsubishi heat exchange heating system only allows the radiators to get lukewarm. The heating engineer insists this is normal operation as it's only trying to increase the room temperature by a couple of degrees. 22 from ambient 20. I boosted it to chase 29 degrees,  then was told it not going to get there,  it's designed for 22 degrees room temp. To me this system is either not fit for purpose or faulty,  but even if not the case , it means we cannot blast the heating at full heat to dry the house. 

The next day I heard a leaking dripping in the cupboard from the faulty valve onto the floor underneath the emersion heater , identified a puddle beneath it and I turned off the water at the inline valve, tried to catch the drips in the cupboard and noted that the drip in the garden side was still continuing.

I reported this to the engineer and agent. No immediate reply. 

Upon occupation I realise that there is no heating radiator at all in the kitchen (tiny kitchen in single skin extension around the back door) and the bathroom has no rad, just the towel rail which is not activated by the heating system and it must be switched on in advance with the fused switch. Two of the radiators in the house do not have a thermostatic valve control.

The wall mounted temperature selection unit downstairs seems faulty as the display disappears/ unpowers itself and may be contributing to lukewarm radiators by giving the wrong temperature. The upstairs digital controller is used to program separate water and heating schedules. There is a 24hr timer also, inside the heating cupboard which may or may not be required switched on for the other controller to work effectively.

Today is day 18 of occupation.

Leak unlikely to be fixed until Monday- day 21 of occupation. 

I'm told the immersion needs heated before rads get hot. This will mean it takes ages to heat the rads from a cold immersion and will surely cost a lot on an ongoing basis. Winter will see the unheated bathroom and kitchen leech out any heat we manage to build up in the house. We'll be heating the moist air of the damp ground floor area before benefitting from ambient heat. Any wet in the foundations will only be added to by the autumn and winter months. 

The outside was painted within the last 3 years. Non breathable? Previous work was completed on guttering to address damp in the upstairs. Stains remain.

I anticipate both heating and ventilation challenges in the coming months. Wife and I both work from home and will spend 90% of our time in the damp ground floor area.

What level of damp inhalation in acceptable for the agent/ landlord to expect us to endure?

When does it become unhealthy? What remedial work can be insisted upon?

I can't face the circus of finding another rental property. This took 2 months and we were lucky to get it. It's perfect for kid's school. There's parking. Shops near.

Do i have rights to leave without notice in first month given the issues?

My landlord/letting agent is asking each of the 3 tenants for around £508 for “utility overspend”.
The gas calculation shows 567 units used, which comes to about £290 usage, but they’ve also added a £2.65/day standing charge (£967 for the year). This makes up over 77% of the entire gas bill.
Am i crazy or is the normal amount not like £0.3? Am I being charged for the whole building?

The tenancy agreement only says utilities are included up to £30 per person per month, and that the landlord can charge the excess.
It doesn’t mention a £2.65/day standing charge, and we were never given the gas supplier contract/bill when we signed.

I’ve asked them to provide the original supplier bill, tariff, meter number and explain whether the meter is just for our flat or shared between the building.
Has anyone had something similar happen? If the landlord refused to provide the actual supplier bills, what happened in the end? Did you dispute it successfully, or did you end up having to pay?

Hello,

I have just come across a post that had a similar issue to me but I wanted to double check that I am in the right.

My boyfriend and I have bought a house. Yesterday I tried to give our notice of 1 month to the letting agents. However, they have come back and stated that due to us being on a rolling contract since May 2025 we now need to adhere to the 2 month notice outlined in the new laws.

We have not signed anything since our original tenancy agreement from May 2024. This agreement stated that we only need to give one month's notice.

I am at a loss, before giving our notice I spoke to 2 different solicitors and both told me that our 1 month notice still stands as it is a pre-existing written agreement that does not get overwritten by the new laws.

Any help on this would be amazing. I do just feel like the letting agents are hugely misinformed. I have even shared their response. We are in England if that helps.

Thank you.

Looking for advice on a student tenancy in England.
I paid my term rent in advance and arranged a replacement tenant to take over my room with the landlord’s agreement. I signed a written sublease, the replacement tenant moved in, and the landlord arranged for them to pay rent directly to them.
The landlord agreed to refund me the rent I had already paid for the period after the replacement tenant moved in. The refund has now been outstanding for several months, despite repeated promises of payment and several delays. Most recently, they promised to send it that night, but it still hasn’t been paid.
The sublease states that I remain subject to the original tenancy terms. I have the signed agreement, proof of my rent payments and written messages regarding the refund.
At this point, should I send a formal Letter Before Claim and consider small claims, or continue trying to resolve it informally?

I am a student tenant and, along with my housemates, signed another documents relating to a student bills package.
At the time of signing, we did not fully understand that we were entering into a separate agreement with Student Energy Group if we did we wouldn’t have because we had already signed with unihomes months before.
Since attempting to cancel the agreement, we have experienced significant difficulty obtaining clear information about the charges being claimed. Student Energy Group has stated that we owe exit charges and a substantial broadband charge (approximately £500), despite the broadband service not having been activated, going live, or being used at the property.
A further issue is that there appears to be confusion regarding who is actually providing the utilities for the property. We have contacted both Student Energy Group and UniHomes. Both parties have stated that they are responsible for providing the bills package covering the property. We have repeatedly sought clarification as to what services Student Energy Group is providing and why charges are payable when we have been told by another company that it is providing the same services. We have not received a satisfactory explanation resolving this apparent contradiction.
During discussions with UniHomes, we were informed that they would cover the outstanding charge once they received a quote from Student Energy Group, and we have been asked to forward that quote to them.
Our main concerns are:

Whether Student Energy Group can lawfully charge for broadband that has not been activated or used.
Whether there is duplication of charges relating to utilities and bills, given that both Student Energy Group and UniHomes have claimed responsibility for providing those services.
Whether the charges being claimed accurately reflect services that have actually been provided.
What our legal obligations are regarding the claimed exit fees, broadband charges, and any other amounts being demanded.
We are not seeking to avoid legitimate charges and have indicated that we are prepared to pay reasonable cancellation fees where appropriate. However, we are seeking clarification as to the legal basis of the additional charges and the services allegedly provided.

Hi guys, I'm looking for advice on removing a bed from a furnished flat.

I'm renting through a letting agency and I have a deposit with them.

Flat is great, but they've decided to stick a king sized bed in a small-ish room.

I'm wanting to stick a desk in there as I work remotely, and this would be incredibly doable without this massive (and horrendously ugly) bed in there.

Ultimately, I've asked whether they can offer to replace the bed, hard no, which is fair enough, storage is a pain.

So I'm wondering if there's any other way I can swing this?

- Possibly purchasing the bed out of the inventory so I can put something else in there.
- Just removing it and footing the bill they decide to drop on me (doesn't seem advised).
- Maybe I can store the bed frame if I take it to pieces and slide it under the new bed? But then where do you put the mattress, and aren't these replaced between tenancies anyway?

Anyway, just looking for general advice, my friend viewed the flat initially as I have to work full time and he had flexitime, told me there was enough space so I kinda just had to trust him, unfortunately it seems like that isn't the case and moving the desk into the living room isn't exactly ideal.

(I really should have asked them about removing the bed before signing the damn tenancy agreement but here we are).

Long post, but I want to lay out the full picture so the advice makes sense. Looking for advice on next steps.
The short version: Moved into a flat that was clearly rushed to be let (EICR done 2 days before move-in, landlord’s family member apparently living there until shortly before). Nothing had been functionally tested or properly cleaned.
What’s happened so far:

• Inventory and Schedule of Condition wasn’t sent to me until 3 days into my tenancy, which massively cut into the short window I had to actually dispute it. (Ridiculous amount of things were missed or classed as “clean” I have not signed the inventory, added numerous comments and pictures)

• No hot water for over a week - turned out to be a misconfigured off-peak circuit at the meter, fixed by my energy supplier, not the landlord/agent.

• Kitchen sink needs to be completely dismantled - plumber found it’s rusted through with signs of a previous failed repair attempt.

• Toilet needed new parts, was left running/noisy for days, plumber came back and it’s now technically working again but is currently sat in pieces, not put back together properly.

• Toilet seat - cracked and splitting at the hinge, already recorded as “not clean, stained” in the inventory taken the day before I moved in. I’ve asked multiple times for it to be replaced (not cleaned) and it’s still not happened.

• Mould in four separate places (shower, kitchen sink, bathroom drawer, suspected under painted-over bedroom window seal) - none of it recorded in the inventory despite being there.

• Washer-dryer doesn’t dry properly - manufacturer’s own manual says the ducts need professional servicing.

• Found months/years of grime under the kitchen units while trying to fix the dryer - kickboard pops off with zero tools, so there’s no excuse for it never being cleaned.

• Shower head basically non-functional from limescale.

• Living room window doesn’t lock and blows open on its own.

• Cleaning - asked for a professional clean on day 2 of my tenancy. Took almost 2 weeks and constant chasing before one was even confirmed.

Sent a full formal complaint to the letting agency’s director (following their own published complaints procedure, quoting their own website back at them, citing the actual legal provisions - LTA 1985 s.11, Homes Act 2018). Asked for a repair timeline, compensation, and whether the landlord would consider releasing me from the tenancy early given the property wasn’t fit to let in the first place. Still waiting on their response (they have 15 working days under their own policy).

Then tonight: bathroom and hallway lights went out, then the kitchen lost power too - fridge and freezer both full. Tried the agency’s out-of-hours emergency number - straight to voicemail, no callback. Ended up manually testing the fuse box myself overnight (with guidance) and isolated it to the lights/bathroom circuit specifically - there’s also a small leak under the bathroom cabinet in the same room, so there may be a connection. Lost a fair amount of food from the fridge/freezer as a result.
Where I’m at now:

• Formal complaint pending response

• Electrical fault narrowed down, waiting for someone to attend tomorrow

• Toilet in pieces

• Toilet seat still not replaced

• Considering whether to push harder for early release from the tenancy or compensation, or both

What I’m actually asking: Given how much has piled up in under 1 week, and that I’ve already formally asked about early release in my complaint - is it worth pushing this further/harder, or realistic to expect they’ll just keep slowly fixing things while I stay locked into a 2-month notice period regardless? Has anyone actually managed to get released early from a tenancy in a situation like this, or is that basically never going to happen unless a landlord flatly refuses to do anything (which isn’t quite my situation, since they ARE sending contractors, just very slowly and reactively)?

On top of everything else, I’ve had to take repeated time off work just to be present for the various contractor and cleaner visits - plumber (twice), windows contractor, cleaner, and now presumably an electrician too. It’s starting to add up, both in lost income and in how much goodwill I have left to keep juggling this on top of an actual job.
Any advice on what leverage actually works in practice would be really appreciated.

On 1/9 my fob to enter the apartment building stopped working randomly, no damage to the fob and it worked the day before, I have spoke to the management company who have advised I will need to pay £50 for a replacement, this seems unfair as I haven't lost it and i haven't damaged it, can anyone advise further please, thankyou.

Dear all,

This post may seem confusing - it gave me a headache whilst writing it. But it sums up the confusing management of a property I recently moved out of.

We moved out of a property in Lewisham over 2 months ago and still haven’t had our deposit released. Many problems arose with moving out:

We had our deposit protected through mydeposits. But when we moved out our landlord refused to release the deposit and said he wanted to make professional cleaning deductions.

When I tried to contact mydeposits to argue this and start the single release process I couldn’t as I wasn’t the lead tenant. The lead tenant had moved out of the property over a year ago, had his deposit sent by bank transfer by the LL and was no longer contactable.

Eventually after weeks of talking back and forth with my deposits, they made me the lead tenant. I began the single release.

The LL then started making quite threatening messages through WhatsApp about deductions. Saying it would be easier for everyone to accept the deductions to keep the process over with etc etc. I told him to keep communications in the mydeposit chat.

Obviously he took the full 14 days to respond.

He is now asking for deductions on the deposit.

The deposit held in mydeposits is £3230. The LL has started a settlement saying the full deposit is £2940 and that the previous lead tenant (who left over a year ago) has already had his deposit returned.

Although it is correct that we only paid 2940. I feel like something shifty is going on. This LL had left us in a sorry state of a home for a very long time and has only caused nothing but anxiety and stress for us.

Can someone give us advice? Shall we just accepted the settlement of £290?

All the best

Hey,

Need a bit of an advice. Me and my partner went away during long weekend and when we returned the next day we discovered there's no hot water available (we have an electric boiler). We have tried doing the basic fixes ourselves but messaged the landlord on Wednesday and he gave us the contacts for the emergency plumber to call. I have called the number and someone was meant to come out yesterday but changed to today and still haven't showed up. I have chased multiple times but at this rate it feels the company is just ignoring me and giving me false promises and false apologies with the amount of times they said they will call me back but never did.

Our landlord is genuinely very sensible and usually the repairs are done extremely quickly, but at the moment they are on holiday and have a long flight with a stopover. I have messaged them with updates and asked if they have an alternative number to contact with no response so far.

The property is landlord managed and I am wondering what to do? Can I contact a different company? At this rate i am very frustrated that I am getting no response or meaningful updates from the first emergency plumber company and it doesn't look like our landlord has a contact specifically with them.

Recently moved into a flat and asked the landlord if I could put up some curtain poles and shelves that I had from my last place. Our tenancy agreement states the usual 'no afixing anything to the walls with glue, nails, or screws without landlord consent and such consent is not to be unreasonably withheld'. I explained what I wanted to do, said I would be careful to check for wires and pipes, and said that at the end of my tenancy I would return the property to its original condition. The landlord has said no because he 'doesn't want to change the tenancy agreement' and when I asked for clarification since none of this would require changing the agreement he stopped responding. It seems to me that this is 'unreasonably withholding consent'.

My question is, what would actually happen if I were to just put the shelves/curtains up anyway. As far as I am aware, the only thing they could do is take from my deposit and even then, they could only do that if the Deposit Protection Scheme agreed that I had failed to return the property to its original state (minus wear and tear).

Thanks.

England

So we were served a section 13 after the RRA came into effect. 10% hike when the rents in our area are currently lower than we're currently paying.

We asked the landlord to negotiate. They refused.

We submitted a tribunal request. Suddenly the agent says the rent will stay the same and requested that we withdraw our tribunal case.

My questions:

1. Is it enough that the agent has written to us stating the rent will stay the same? They haven't said the words "We withdraw/abandon the Section 13 notice served on "X" date.

2. By withdrawing our tribunal case, I assume that the 52 week reset for them serving another section 13 notice is NOT triggered, as there will have been no rent increase. Can anyone verify this? It seems a bit grey from what I can find.

3. The agent has said a section 13 can't be withdrawn, despite us seeing multiple references to section 13 notices being withdrawn online. Is this accurate, or are they trying to avoid saying the words?

My worry is that, once we have withdrawn our tribunal case, they immediately turn around an issue another section 13 with an unreasonable hike, and force us to go through the tribunal process again. (The process is easy for anyone wondering. Just time consuming and has a small monetary cost)