Letting agency troubles

[Million]

Hi everyone,
My girlfriend and I go to Cardiff uni, and are about to enter our second year, which will be the first year in which we rent housing (we're renting separately, not been together that long!). She's living with two mates, also girls, and they're having a real nightmare with their letting agency/landlord. It started off badly, with the letting agency failing to complete funamental maintenance on time, such as damp-proofing, repainting, re-carpeting etc. Then her friend spoke to the letting agency manager about the problems and he kicked up such a fuss (after an employee had assured them kindly that their wishes would all be sorted, then left [was probably fired for being too nice] and nothing was completed) that she came away from the phone in tears (and she's not one of those that'll cry at any opportunity). Surprisingly the major things on the wish list were completed by the time specified, and since then my girlfriend and her mate have spent a weekend staying there. I came to see the place as she was leaving and had a wander around, noticed quite an improvement, but still a couple of things un-done, specifically a very shabby looking cooker was inhabiting the kitchen with paint flaking off it and everything. They had tried to cook with the oven bit but it didn't work. So, my girlfriend phoned the agency and mentioned this morning. The agency sent out a technician to look at the oven. They phoned her tonight actually accusing her of smashing the glass front of the oven, and saying this would mean an entirely new oven coming out of their bond! They've only spent a weekend there! It was NOT broken when we left the house on sunday afternoon, so I can only presume the technician broke it and is trying to claim it was these girls . It's toughened glass, and she's a very petite girl! It's just ridiculous . So, sorry about the rant, but I wanted to know if anyone has any advice for her.
Please, there must be someone out there who's had or knows someone who has had problems like this with a landlord or similar, any advice would be very appreciated .
Cheers for reading this epic post!

[badass]

Hi everyone,
My girlfriend and I go to Cardiff uni, and are about to enter our second year, which will be the first year in which we rent housing (we're renting separately, not been together that long!). She's living with two mates, also girls, and they're having a real nightmare with their letting agency/landlord. It started off badly, with the letting agency failing to complete funamental maintenance on time, such as damp-proofing, repainting, re-carpeting etc. Then her friend spoke to the letting agency manager about the problems and he kicked up such a fuss (after an employee had assured them kindly that their wishes would all be sorted, then left [was probably fired for being too nice] and nothing was completed) that she came away from the phone in tears (and she's not one of those that'll cry at any opportunity). Surprisingly the major things on the wish list were completed by the time specified, and since then my girlfriend and her mate have spent a weekend staying there. I came to see the place as she was leaving and had a wander around, noticed quite an improvement, but still a couple of things un-done, specifically a very shabby looking cooker was inhabiting the kitchen with paint flaking off it and everything. They had tried to cook with the oven bit but it didn't work. So, my girlfriend phoned the agency and mentioned this morning. The agency sent out a technician to look at the oven. They phoned her tonight actually accusing her of smashing the glass front of the oven, and saying this would mean an entirely new oven coming out of their bond! They've only spent a weekend there! It was NOT broken when we left the house on sunday afternoon, so I can only presume the technician broke it and is trying to claim it was these girls . It's toughened glass, and she's a very petite girl! It's just ridiculous . So, sorry about the rant, but I wanted to know if anyone has any advice for her.
Please, there must be someone out there who's had or knows someone who has had problems like this with a landlord or similar, any advice would be very appreciated .
Cheers for reading this epic post!

Heh.
Sounds like the letting agency is in breach of contract!
You know what that means?
You can LEGALLY withold the rent. Get on the phone to your Citens advice beuraux for more detailed information.
Remomber do not fear the letting agent - they cannot evict easily and by the sounds of this bunch they will also tell you all kinds of lies to make you pay. Also, if the letting agents send large "gentlemen" to kick you out, call the police and refuse them entry. The letting agents have no more rights to go barging in your place than any other member of the public. This is covered by the criminal law act 1977 section 6. "Using or threatening violence to secure entry knowing there is someone present opposed to the entry (Section 6)" is a criminal offense punishable by a fine/imprisonment.

I will reiterate, however that before doing anything, take legal advice from either a solicitor that deals with tenant law or with the CAB.

[MadduckUK]

were haveing trouble with the letting agency where i am aswell. smarmy cow, actually accused one of the people living here of putting picture hooks in the walls even though it was blindingly obvious they were there whenever the walls were painted as they has plently of paint on them.

good luck

[G4Z]

I have had trouble with letting agents in the past, particularly as a student.

i went without heating for 5 days in December while they failed to arrange a plumber. Heating engineers hard to find at that time of year apparently... so i made one phone call and got a guy round who fixed it. I then drove round with the bill and made them write a cheque out.

You have to stand your ground in situations like that, if it was me i would refuse to pay the rent as suggested until the repairs are completed to a satisfactiory level. One question though, if the place was such a dump why move in?

If they said it was to be re-decorated, then it should have been checked out before any bond was handed over.

[-ChEM-]

here in haringey n.london the council will take over any disputes and try and force the landlord to fix things inline with the contract or do the work themselves and charge the landlord later

[noTHINGface]

As Badass says - call the CAB and they will advise. I would not suggest withholding rent untlil you have spoken to them though.

[Million]

Thanks for the advice so far everyone, but amazingly there have been further developments...
The third girl who will be living in the flat made a surprise visit last night, and discovered that the oven glass was not broken at all, and that it was in the same poor condition it had been in since they first viewed the property in June. This to me suggests the letting agency trying to essentially rip the girls off for a new oven. I forgot to mention in the first post that the manager of the letting agency told the girls he was struggling to get hold of the landlord, but it has since emerged that the manager and landlord are good mates! I'm guessing they double-team tenants to make more money,
Citizens advice bureau here we come...

[pak000]

Questions like this will always bring out people offering legal advice. On this front i would tread very carefully. Breech of contract is not always easy to prove, and i would have a feeling that poor quality of an oven is not exactly breech of contract. (but i'm saying this from a non legal person standpoint). The oven may work, but i presume other parts work that still enable you to cook. As long as they fix the problem in a reasonable time, you cannot start withholding your rent

It does sound like the agent and landlord are screwing you over. So I would suggest you go to your SU and speak to the housing people there, all unis have them and they have lots of expereince with these sorts of problems. They will be able to offer you the best advice.

What i can suggest though is that

1) you continue to pay your rent
2) you collect receipts of rent payment or any payments you give to the agent
3) you request the problems be fixed in a letter, keep a copy for yourself, make sure it is dated
4) you go around the house with a camera and photograph any potential problems, things that are broken already, damp, lose wallpaper, paint peeling/marks etc. you can then say this is the state we received the house in.
5) Any contact with agency/landlord write down in your own notebook time, person and details of the conversation
6) Speak to your university houseing services.