Unresponsive Landlord

[jo3anna]

Hello, looking for some advice:
Been living in current rented flat for 2 years, no real problems with landlady.
However, the damp in the bathroom is worsening and plaster on the cornice is breaking away due to the damp.
More recently, our toilet cistren is leaking and we are using a bucket to collect the water.
I have phoned my landlady 3 times and left 3 voicemails in the last week, but to no avail.
I have just typed a letter to her and plan to send this tmrw.
Any other advice for dealing with an unresponsive landlady?
Thanks

[Eve]

Hopefully she is just on holiday and will be back soon!

Make sure you keep a copy of the letter and I'd send it recorded delivery so at least you can get an idea (using track and trace on the Royal Mail website) if she has actually got it or not.

Shelter has some info here about getting repairs done...

http://england.shelter.org.uk/get_advice/advic e_topics/repairs_and_bad_conditions/repairs_in _private_lets

As it's a flat, is there any kind of management company or agents or higher Landlord that you could approach for help?

If there is damp which could affect other properties and the potential for a leak then they may be able to take some action on your behalf.

If you are not sure then you can ring the Land Registry and ask them if there is any superior title (eg freehold or superior leasehold) and for �3.00 you could get a copy with the name and address of the owner on it...

There is an office finder here...

http://www1.landregistry.gov.uk/regional/

You can download copies of the title here...

http://www.landregisteronline.gov.uk/

Is there any way you can trace her through other means such as where she works, family, the solciitors she used to buy (possible the Land Registry may be able to tell you this if you explain why).

[Eve]

Some more info on damp here...

http://www.landlordzone.co.uk/pdf/Mould.pdf

It may be an idea to try and reduce any possible causes such as bad ventillation in a shower, drying clothes indoors, a tumble dryer without proper ventilation etc... Make sure windows are opened to let any hot hair out.

Cleaning the walls and adding a de-humidifier may also help.

Some more info here about environmental health (via your local council) who you could als contact for help if you cannot get through to the Landlord....

http://www.cieh.org/JEHR/condensation_in_dwell ings.html?terms=damp

The Citizen's Advice Bureau may also be able to help you liaise with the Landlord...

http://www.adviceguide.org.uk/

As regards the leaking loo, you could try a post in How it Works to see if anyone can help you sort it in the meantime.

In an emergency, I'd get a reasonable quoting contractor out to fix it and deduct the money from rent if feasible.

Just make sure you keep a note of dates and problems, phone calls, letters, etc... so you can show you acted reasonably.

You may also get some good tips about minimising damp and cleaning it off in the Home and Garden section.

Hope you get it sorted!

[Twenty20]

Good advice from Jenna1978. Make sure you ventilate the bathroom adequately, it maybe this that is causing the damp.

If you get no response from the landlady, and if you think the leak is serious, write to your landlady saying that this is urgent and you must have it fixed within 7 days (for instance) after which you will get three quotes and use the cheapest/best one to get it fixed and will deduct it from the rent.

[jo3anna]

Great advice, thank you all.
Luckily my landlady has been in touch, having been on holiday! The problem is getting fixed as I speak!

[Eve]

Lol :) Should have stopped at line one ;)