Overflowing pipe

[CleverClogs]

Re: Overflowing pipe

If you can show that, on the balance of probabilities, you have used x units of electricity @ 14.05p each on running a dehumidifier that is really there only to mitigate any further damage to the property, that then is the basis for that part of your claim.

If there is black muck - of whatever origin - coming back up the drain into the kitchen sink, call the Environmental Health wallahs and get the place condemned as unfit for human habitation.

[QueenAnne]

Re: Overflowing pipe

http://www.legislation.gov.uk/ukpga/1985/70/section/11

Please could you translate this to English for me?
does it mean, that my landlady is not reliable for the wall?

[QueenAnne]

Re: Overflowing pipe

If you can show that, on the balance of probabilities, you have used x units of electricity @ 14.05p each on running a dehumidifier that is really there only to mitigate any further damage to the property, that then is the basis for that part of your claim.

If there is black muck - of whatever origin - coming back up the drain into the kitchen sink, call the Environmental Health wallahs and get the place condemned as unfit for human habitation.

Re 1) the electricity bill comes with comparison to the same period last year - I could also obtain history that proves I used more in 6 months than full year last year?

Re 2) whoaaa left me somewhat speechless, this sounds serious. I will call the council tomorrow I suppose.
I'd like to see if she tries to reach an agreement before I call the council on her... I already researched and she has the right to terminate tenancy for whatever reason, at any time given she grants two months' notice - which matches my moving date she proposed (tho she did proposed earlier dates so this is mere coincidence.) would the council fine her? Is it always needed to take it to court for compensation (unless an agreement is made) or can the council fine her to pay it?

[CleverClogs]

Re: Overflowing pipe

http://www.legislation.gov.uk/ukpga/1985/70/section/11

Please could you translate this to English for me?
does it mean, that my landlady is not reliable for the wall?

No. See section 12 (link), section 13 (link) and section 14 (link).

[charitynjw]

Re: Overflowing pipe

.....stuff like dirt, black mud or something is filling the pipe so the water doesn't go down but comes up when the wash machine empties itself, washing that dirt into my kitchen sink and kitchen.) happened multiple times by now. (The other main issue with my home...)
thank you

If the washing machine waste pipe is connected directly to the under-sink waste trap, it could just be the trap that is partially blocked.
If it is tee'd in elsewhere on the waste pipe, it is probably a partial blockage downstream of the washing machine & sink, causing a backflow of 'grey' waste water up into the sink.

[CleverClogs]

Re: Overflowing pipe

If it is tee'd in elsewhere on the waste pipe, it is probably a partial blockage downstream of the washing machine & sink, causing a backflow of 'grey' waste water up into the sink.

... unless a bungling builder connected it to the soil pipe!

[QueenAnne]

Re: Overflowing pipe

It's that grey waste water but when I plumb it, it brings up serious amount of black grease and pieces of 'stuff' into the kitchen sink (and it doesn't get better by plumbing is I assume there's still more of this greasy muddy stuff.)

re section 11; this is what I fear (but I may completely misunderstand it and panic for no reason:

http://www.letlink.co.uk/letting-fac...ligations.html

If there is a defect in construction this will not be actionable under s11 as the property will not be in disrepair. A claim by a tenant to a landlord as a result of an attack of black mould in a property was rejected by the courts as the damage was as a result of condensation and did not directly result through any disrepair.

so she said two days ago (and never before) that 'the house have added to their general repairs list' the rotting wall in the bathroom. Last year she tried to have the repair paid by the insurance of the house - an inspector came and then there was absolute silence so I assume the house actually rejected this ... Otherwise I assume it would have been done. Isn't rotting construction materials (around the toilet and its pipes) toxic?

I have no access to confirm whether the house even 'considers' this issue, e.g if she lied or not - I reacted that it has nothing to do with me and she promised repair plus was obligated to get the flat to 'liveable' and safe condition - am I right? In my opinion,
- she charges me the price of a refurbished flat (saying she can't compensate by reducing rent cos she had to pay her mortgage) and she refuses to acknowledge things such as the electricity usage increase by mandatory dehumidifier or the sink issue (I got no response to that one) - I agreed to the current rent price not knowing about the wall but she did know about it at the time: the previous tenant also escalated it, and told me later. But previous tenant paid £850pcm as I found out, I pay £1000, and a newly refurbished flat in the same house was rented out for £1050pcm a few months back.
- she has put my health at risk deliberately - she knows since January about my health issues and the probable connection but decided to refuse to even react or comment.

re the water flowing up in the sink; and also water never flowing down the sink properly --- I told about it to her contractor in May 2012. Response: I "have to plumb harder." Sadly I didn't think of them writing this down... But the rejection to address the rotting wall and its saga of escalations are documented.

re black mould - as used by the example quote exactly - I escalated and told her to buy a strong dehumidifier at least - so instead of my recommendation she bought a loud cheap one that's with much less capacity than my recommendation was. I had to have it run to prevent the condensation the moulding and thus things as my respiratory issues significantly getting worse (I felt it but I didn't obtain GP papers, silly me) and e.g clothes not drying but rotting, when wet... At its worst the air was heavy, sauna-like.

[charitynjw]

Re: Overflowing pipe

A radical, off-the-wall thought here!

Could the landlady not employ the services of the friendly local plumber?

(*pauses to suck air through teeth - "Cor, dear oh dear, looks like the spinnaker grommet has come adrift from the spongealator - could be expensive, that!!)

[CleverClogs]

Re: Overflowing pipe

re the water flowing up in the sink; and also water never flowing down the sink properly --- I told about it to her contractor in May 2012. Response: I "have to plumb harder."

"Plumb harder"?

Was that even supposed to make sense?

[charitynjw]

Re: Overflowing pipe

"Plumb harder"?

Was that even supposed to make sense?

BBB?

[QueenAnne]

Re: Overflowing pipe

Guys,

so I advised her formally that I wish to agree on compensation.

response: reminder that she can apply expedited eviction by court and the eviction period of 2,5 months is just her generosity (by law I know she needs to give 2 months if no reason.) sure that needs notices and such - i haven't received these.

i asked her to change or I have to ensure to report this to council for inspection to protect myself.

shes also sending me a notice by post she wrote - I suspect it'll have nothing to do with the damages. She'll just refer to selling the property or something which for two months notice is allowed.

i write to her she's threatening and retaliating with eviction but as I understand (I didn't write her thus) the uk law isn't very effective about handling retaliation eviction? What remedies are there if she does it?

[QueenAnne]

Re: Overflowing pipe

Ok landlady refuses to comment (I guess she forgot the required repairs are tracked in previous emails with pictures.)
she may be busy now trying to obtain the order to evict me. Can I appeal against such an order if she already evicted me and agreed on leave date and all details??

any additional advice in regards to approaching the council for inspection of the damages?

thanks a lot... I recon I may find myself homeless shortly. Great feeling if not knowing anyone in this city who could help or allow couch surfing and not having money for hotel or short rent or something.

[charitynjw]

Re: Overflowing pipe

What type of tenancy agreement do you have?
(This should be clearly stated on the agreement)

[QueenAnne]

Re: Overflowing pipe

What type of tenancy agreement do you have?
(This should be clearly stated on the agreement)

Assured Shorthold.
It was for 1 yr, and that ended end of Feb without any notice or follow up.

Thanks for the response... I'm literally in panic despite knowing this takes more than a day and can be appealed against.

[charitynjw]

Re: Overflowing pipe

Periodic or fixed-term?