Letting Agent has turned the water supply off to my floor. it won't be turned back on until Friday. What do we do?
Posted by McCluckles38@reddit | AskUK | View on Reddit | 58 comments
A pipe has been leaking since November and it got a lot worse over the weekend. The Letting agency has only now got around to sorting it. They got someone in to repair the leak this morning at around 10am
The water was switched of at around 10:15am
We had no idea anyone was coming to repair the leak and we also didn't know our water was being turned off.
At 11am we were informed by a Facebook post from the Letting Agent, that the water was being turned off.
At 4pm we were informed by another FB post from the LA that the repair man couldn't carry out the repairs today and will be coming back on Friday.
We are now without water until then.
I asked on the FB post:
"So, the water has been switched off for the next two days and the only notice we received was after the water had already been turned off?"
The LA responded (I'm sorry but this is a straight copy and paste, he can't spell and refuses to use punctuation):
"yes what's the problem with that it was an emergency the enginer came out and tried to fix it and advised to keep it turned off till he can get parts it's not just a ordinary 2in blue pipe mains its 12in serving all the apartments on that floor if it goes completely with water on it will probably flood all the apartments down to the basement we are not prepared to take that chance"
What do I do now? Apart from have that bath I was looking forward to.
Kaliasluke@reddit
If there’s no water supply, the property isn’t habitable and they need to provide alternative accommodation at their expense. Tell them they either need to book you into a hotel or you’ll be booking yourselves into a hotel and taking the landlord to small claims court. Then note that if they make you go to court, they’ll be adding the filing fee and a day of lost earnings to prepare for court to the bill, which, for 2 nights in a hotel, will pretty much double the cost.
Late-Tradition8825@reddit
I might disagree here. NAL but worked for a top 3 global property firm.
Let’s assume OP is fit and healthy - i.e., does not have a medical condition requiring constant access to fresh water.
I don’t believe they would be entitled to claim for substitute accommodation given the short timelines.
Water can be turned off by a provider or landlord (or neighbour, believe it or not) to allow for disrepair to be managed.
In this case, a leaky pipe - which is a substantial issue and requires immediate rectification.
Because these are Emergency works it is entirely reasonable for minimal notice to be given to tenants about the loss of supply of water. And because of their nature it will NOT constitute harassment. (Some dodgy Landlords out there try turning water off to force tenants to leave)
The property is still considered habitable until 48 hours have passed with no water supply - case law exists in the Uk that supports this.
You will not be able to shower or flush your toilet or wash the dishes - that isn’t necessarily uninhabitable for a short term.
You might be able to claim for expenses incurred for fresh water (bottled water) because it was an expense incurred resulting from the LAs actions.
Unfortunately OP you will have to wait until 48h have passed before you could take this further. And then you should be asking for alternative accommodation from the Landlords agent.
It wont hurt to ask them now if they will consider placing you in a hotel due to the disturbance, but they are not compelled to by law. Depends if they are a decent LL. I imagine if this affects 12 flats they wont be paying this until required to. And so if you book a hotel now you might end up out of pocket.
You might also be able to be compensated a number of days rent free in lieu. Kick up a fuss about it and they might want to do so to keep you a happy tenant.
TLDR - landlord can turn off your water for 48 hours before it becomes a question of an inhabitable accommodation.
ArmanPhotoshops@reddit
Hi i know this is a super old thread but im also in the uk and my landlord in a student place is turning off the water 8am-pm every day for today(tue) to thursday. Is there any recourse for me? Its for a maintenance issue but their maintenance crew is shit. If not fair enough but im just seeing my options
Serious-Goose-8556@reddit
Hold up how is not having a toilet not enough to constitute uninhabitable? That’s a biohazard nightmare!!
ocleob@reddit
What's your take on the repair being an emergency - op says reported back in November.
But yeah 48 hours no supply is unlikely to warrant other temp accommodation.
Happy_Ad_7512@reddit
A known but ignored problem will increase OP's chances of suing and winning compared with an unexpected emergency like flooding or a burst pipe.
Happy_Ad_7512@reddit
Heh, in your dreams.
OP, check your tenancy agreement. It's possibly your landlord is insured and that insurance would cover alternative accommodation. It your agreement has clauses for this see what they say. But there's no general principle in UK law to provide accommodation in an emergency or that you can book the Ritz and send the bill.
The most likely clause is that it'll say you don't have to pay rent while the building is uninhabitable.
Note that whilst you could potentially sue if the burst pipe or whatever wasn't known about and ignored by the landlord your chances of winning are slim.
Kaliasluke@reddit
The “general principal” is the Housing Act which requires that properties are fit for habitation and the landlord is in breach of the tenancy agreement if it is not. There’s nothing that limits a tenant’s damages to the rent paid - they contracted for habitable property and that’s what they’re entitled to. This implied term cannot be altered by the tenancy agreement (except to provide the tenant with extra entitlements), so it doesn’t matter what the agreement does or does not contain.
Happy_Ad_7512@reddit
That's not good advice, but whatever OP isn't going to heed it.
jaceinthebox@reddit
This is the correct answer
Alarmed_Crazy_6620@reddit
I mean, it sucks but what's the alternative? They started to fix it but couldn't finish it. They can't necessarily make it like it was before.
No love for letting agents but sometimes stuff breaks.
Sorry, OP
Serious-Goose-8556@reddit
For future reference I recommend you spend 10s thinking about what you are typing before pressing post.
“What’s the alternative?” Seriously? There are many many options ; providing portable toilets, bottled water etc
Alarmed_Crazy_6620@reddit
All of those things would be nice and right but doesn't negate that sometimes running water can't be restored during a single visit. Pipe down
aberforce@reddit
It’s hard to say without being able to see the leak but I find it hard to believe they couldn’t of done a temp solution till Friday which would have allowed them to turn the water on
Mysterious_Command41@reddit
Couldn't. Have.
Alarmed_Crazy_6620@reddit
I'm not a plumber but I assume they'd be somewhat liable if the temp solution caused a bigger leak between now and Friday
aberforce@reddit
The alternative surely is landlord putting them in hotel? This is worse than just no heating, no running water means no flushing toilet so surely not habitable?
Alarmed_Crazy_6620@reddit
I think it would a "would be nice" step but most officials will view 48h as a reasonable time to carry out this. Ain't easy being a renter
evenstevens280@reddit
I think some warning that the water is going to be turned off would have been a good start, rather than them just switching it off with no notice.
Alarmed_Crazy_6620@reddit
Yes, fully agree
Mysteriouselfesque@reddit
For washing: gym/pool. If you are not a gym user and in an area with fitness first you can usually get a free trial. You can try it on at other gyms too. The LA’s writing is so bad, in the face of corrective technology and AI, that he should be applauded. I can only assume it is an attempt at a prose poem.
GeneralTang@reddit
My girlfriend is in this exact situation, I wonder if you are in the same building
GeneralTang@reddit
From looking at your profile, I'm 99.9% sure you are lol
McCluckles38@reddit (OP)
Wait what? Seriously? So if I say "C M", does that make sense to you?
GeneralTang@reddit
Haha yeah the title caught my eye because the same thing was happening to her and as I read more I started to get mighty suspicious it was the exact same thing happening. It's all been handled very poorly, no one's been in contact at all. Apparently some portaloos were getting dropped off in the car park this afternoon. Fantastic news /s
McCluckles38@reddit (OP)
Yeahhh your GF lives here too. Condolences. Small world, eh?
IamCaptainHandsome@reddit
Contact shelter, my ex went through something like this and they provided some really solid advice.
Best way to contact them is here.
McCluckles38@reddit (OP)
Okay, small update:
-No bottled water or alternative bathroom facilities have been provided. We are flushing our toilet by pouring water into the bowl and washing ourselves by having "festival baths". The LA did float the idea of using an out building, but never provided additional information, access or anymore context to this idea.
-Shelter has been contacted but I wasn't able to get through to anyone, someone is going to call me back however.
-I will cross post this with r/landlord and r/legaladviceuk asap.
-We picked up bottles of water from our local supermarket and have kept the receipts.
-My partner is terrified that if we kick up a fuss with the LA he will make our remaining tenancy horrendous. There have been rumours he has done this to other tenants, allegedly.
-My faith in humanity has been restored by the kindness and generosity of neighbours. A number of our neighbours from the floors above and below have offered for us to refil buckets and bottles using their taps.
BannedNeutrophil@reddit
They can't just leave you without water, surely? Even if you don't pay your bill, they still let you have a little so you don't, you know, die.
zeelbeno@reddit
Yeah best put it back on and risk flooding the whole building instead.
However... check contracts etc. to see if legally they need to provide alternative accomondation
BannedNeutrophil@reddit
bottles.
zeelbeno@reddit
Hows that gonna sort out the toilet?
clarkie03@reddit
pour the bottle down the toilet
The_Blip@reddit
Or just poor it in the cistern.
UltimateGammer@reddit
At the land lords expense
verocoder@reddit
Also turn off the immersion! It will happily boil dry and be a fire risk.
The others are bang on about habitability
moggiedon@reddit
Given their demonstrated literacy level, your letting agent may need someone to help them read "Fitness for habitation in rented homes". This clearly includes water supply and sanitation issues.
Relevant_Cancel_144@reddit
They could also do no worse than reading section 11 (repairing obligations) of the Landlord and Tenant Act 1985 which outlines the landlord's obligation for the provision of water into the property.
McCluckles38@reddit (OP)
This is by far my favourite comment and gave me a chuckle. I needed that. Thank you.
The_Syndic@reddit
They do have a duty to provide you with a constant supply of water. Fair enough emergencies do happen, presumably they didn't know it was going to have to be turned off for a couple of days. But then they either need to provide alternative accommodation or at the very least bottled water. They can't just leave you with no water supply.
Dimac99@reddit
I would have been flayed alive by my boss if I ever responded to a customer with either that tone or that appalling lack of spelling and punctuation. I got raked over the coals once because I spelled Strathaven with way it sounds.
It might be worth checking with a UK legal or housing sub, but I'm pretty certain the minimum they should be doing is supplying bottled water. But whatever you do, do NOT withhold rent or they can begin eviction proceedings.
gridlockmain1@reddit
Unfortunately as far as letting agents are concerned, the landlord is their customer and the tenant is just a nuisance.
Kronenburg_1664@reddit
Not a long term answer (you've got plenty of those), but for the immediate future as you need water, Aldi sell 5L bottles for pretty cheap. We had the same situation. Ended up keeping a few of those bottles full of tap water in cupboards cause it happened multiple times so we never knew when we'd be cut off. So I'd get a few of those to ensure you have water to drink and stay sanitary, then start down the route the others have offered
RangeMoney2012@reddit
Speak to shelter
https://www.shelter.org.uk/
EconomyFreakDust@reddit
I relate to having a mentally deficient landlord. I lived in a property where the fucker could barely speak English. I couldn't understand what the fuck his texts meant half the time. Also he was a cnt.
Thalidomidas@reddit
When our water was cut off we were provided with 5 litres of drinking water per occupant per day, don't know if that's the law ( I'm in Scotland ) or not.
Unfair_Sundae1056@reddit
England here, we were sent letters telling us to ring or go to the HA’s office for as many bottles of water we needed, they’d drop off if someone couldn’t get out too
TimeInvestment1@reddit
r/legaladviceuk
BronxOh@reddit
r/LegalAdviceUK or r/Landlords
Keycuk@reddit
I'd be tempted to turn it back on, the flooding is their problem
devandroid99@reddit
That's moronic, the flats are full of the residents' stuff.
swoticus@reddit
Check with r/legaladviceuk but I believe you are entitled to be put up in adequate accommodation until the building is habitable. That might mean a couple of nights in a hotel, paid for by the landlord.
JSJ34@reddit
Please contact shelter housing line in U.K. for advice - I’m pretty sure they cannot leave you without any water without arranging bottled water supply or offering alternative emergency accomodation
If it’s just the hot water that’s off, that’s a bit different for couple days, but no water…?! Local borough council housing department would also be able to advise. Look them up and ring for urgent advice tomorrow morning.
zis_me@reddit
Legally, in a situation such as this they can legally leave you without water for 48 hours, after which, you would have some recourse.
It's a crappy situation and it might be worth seeing what your insurance covers you for
ProfessorYaffle1@reddit
It would certainly be reasonable to ask them to provide you with bottled water for drinking etc and enough to use to flush the loo - (pouring a bucket of water down the tolet works to 'flush' it)
I *think* the the max time you can be left without water is 48 hours but most of the stuff onine is talking abotu water companies.
If it was likely to be longer then I think they might have to provide alternative facilities, whether tht means putting you up in a B&B or paying you compensation. I'd suggest checking with Sheltper or the CAB as a first step
Erubadhron89@reddit
You got confirmation from the LA that they're paying for X nights in alternative accommodation
WeDoingThisAgainRWe@reddit
I get that they can't do anything about it but the attitude in the first sentence is shitty. At the very least they could supply some water to keep you going for drinking water.
IpromithiusI@reddit
Ask them to supply bottled water until it's fixed. Unfortunately, breakages happen, and it's a reasonable mitigation to significant structural damage if the plumber deemed it fit. A couple of days is not unreasonable for repairs.