The beginning of my email shows the wording from my initial invoice for work which was carried out in May this year. Below that is the agent's latest recommendation of works that are required.
I feel that I am being taken advantage of by the agent managing my property. As I live 300 miles away from the property, I have to rely on them to advise me accurately of any work that is required.
By way of background, as part of their service, the agent inspected the property when the last tenants moved out and prior to the new tenants moving in. In their report they raised the issue of a damaged ceiling. I was subsequently told that there had been a leak in the bathroom, which had damaged the ceiling, and in addition to this the flashing on the flat roof adjoining the building required attention. I gave the go ahead for this work to be completed.
I am now being faced with further repair requirements for the same issue. Surely the source of the leak should have been dealt with prior to any repairs.Please read the agent's comments regarding the work recommended by the plumber. This sounds to me like a job creation scheme. Fixing the source of the leak must be the priority, not turning the bath around so that the taps are at the opposite end of the leak, and preparing me for a further invoice for broken tiles. In addition, when the tenant moved in, the report showed that there were no broken windows in the property. The tenant is now claiming that windows are broken and the agent has told me that it is my responsibilityto repair them because of health and safety. They have however confirmed that when they inspected the property prior to the tenant moving in, the windows were intact.
The plumber's recommendation does not inspire confidence.The agent's handling of the broken window issue shows me that the agent is not questioning or indeed managing the situation. I would like to know how to proceed with this, as I feel that I am being taken advantage of by the agent, the tenant and the tradesperson.
Thanks and regards,
Having read the facts, is it right that I should be billed for the repairs (leak and ceiling) a second time and if the inspecion report and agent has confirmed that no windows were broken prior to the tenant moving in am I still liable for the broken windows that the tenant is complaining about and that the agent is telling me that I should fix due to healt and safety.
The agent handles everything.I rely on them to tell me what needs doing. I have no contact with any tradesmen
Thank you for confirming what I believed to be common sense and fair. I am keen not to exacerbate an already fraught situation and would appreciate some guidance as to how best to broach things with the agents, as the party you say my claim is against. Should I simply accuse them of negligence and insist that they rectify the matter? Or will I have to appoint another tradesperson to assess the competence of the initial repairs and the current repair requirements? In either case, are there key phrases or legislation that I should refer to in my correspondence to them?
Thanking you once again for your assistance.
As you believe that they will not agree with my stance, should I write to them initially , follow this with a letter from a solicitor and then go to the small claims court , or just inform them that I hold them responsible and will procced to the small claims court within x days if they do not concede .
Am I right in thinking that I can qoute you as I would any solictor that I had sought advice from face to face.
Are you able to write to the agents on my behalf if necessary. if so can you give me an idea of your charges