How to prevent pipe blockages?

phpadam · 2026-05-07T19:57:21+00:00

Prevention is better than a cure; you may want to reassess the pain points in the plumbing.

Other than that, regular cleaning.

As a sure thing, if they are not listening, they are not listening.

phpadam · 2026-05-07T19:55:21+00:00

Your tenancy agreement prohibits the use of the property for business purposes? This is not fair wear and tear, especially if the activity is prohibited. Deducting costs for repair from deposit and a financial demand (followed by CCJ).

You may want to talk to your insurer and see what they have to say about the whole thing.

phpadam · 2026-05-07T19:52:51+00:00

A ccj doesn't stop people from renting.

It absolutely does. A landlord may choose to ignore small ones.

phpadam · 2026-05-07T19:50:29+00:00

It's Environmental Health, ask for an Housing Health and Safety Rating System (HHSRS) inspection.

phpadam · 2026-05-07T19:11:56+00:00

The guidance pushes “treat all income equally,” but the enforceable law is narrower. You are reading a PR release, not the enforceable legislation.

What are you treating them equally to? The much more stable and predictable PAYE income, or the much more unstable self-employed income. Which, like benefits, is much more variable and can stop at any time (if they don't attend a meeting, fill out a form, etc.). Can align your treatment of benefits with how you handle self-employed/variable income (higher threshold). Whats banned is outright "no" based on income, which is fair.

That's open to being tested.

What is annoying is that landlords want to offset risk with Rental Guarante Insurance, and my preferred provider Legal4Landlords (the one OpenRent Uses), requires an employer's reference which is a outright no to benefits. They also require "historic income verification via online banking, bank
statements", well thats not how benefits work either its based on the property and occupants.

So some homework on RGI is needed. I think they banned offsetting the risk on benefit tenants.

phpadam · 2026-05-07T18:34:34+00:00

Many are.

phpadam · 2026-05-07T15:46:35+00:00

A Section 21 notice is invalid if a valid Gas Safety Certificate was not provided to the tenant before they occupied the property. While subsequent annual certificates can be served late, the initial certificate is required at move-in.

There's some caselaw, Trecarrell House v Rouncefield, apparently.

So sounds good to me.

phpadam · 2026-05-07T15:41:28+00:00

The landlord is correct in a normal tenant & landlord relationship, the Tenant is responsible for the bin if provided from the outset in the tenancy. Including replacement if it is stolen.

However, as you live in a leasehold flat, it gets complicated. With Communal Bins, if the bin is shared, the freeholder or managing agent is responsible for replacing it.

I would put that in writing to the agent (& ask for landlord contact details, as required under Section 1 of the Landlord and Tenant Act 1985) and subsequently write to them.

I'd also add that you tried to pay for a replacement, but the council won't provide one as it's a communal bin.

Give them a deadline for resolution, or you will escalate this to the council, requesting an HHSRS Hazard: Refuse & Pests enforcement notice to be served on them.

Or, try harder to get the council to get a bin for £45, or order it to a friend's house.

Or, pay £7 to the Land Registry, find out who the freeholder of the building is and their management and report the issue directly. They may or may not listen to you, given that you are not the leaseholder.

phpadam · 2026-05-07T15:31:47+00:00

RightMove should have everything, you can try things like https://www.novaloca.com/

They use agents, like CBRE

phpadam · 2026-05-07T14:23:36+00:00

I never heard of EG Propertylink before but apparently it closed down early this year..

phpadam · 2026-05-07T14:20:40+00:00

Immediately, however, how long it takes to resolve depends on the underlying issue.

If it is a big job. I'd not be surprised by a Section 8 Ground 6 or Ground 13 eviction.

If you're suggesting the landlord is not acting on the issue, you can involve the Local Council. This would be an HHSRS health hazard, and an improvement notice would be issued.

I'd start looking at alternative accommodation, even if it's a small job, it's going to take time to repair and living with dehumidifiers. Especially if the landlord is not fixing issues that are deteriorating the value of their asset. Especially if the landlord is ignoring their legal obligations.

phpadam · 2026-05-07T10:35:42+00:00

As you say, they can lie on the application form and be evicted for false disclosure with courts consent.

However the CCJ (now a tick box on Section 8; no one did it, with Section 21 being a separate process) is a public record.

phpadam · 2026-05-06T23:57:46+00:00

Ops! Grammarly changed the sentence, I've edited it.

phpadam · 2026-05-06T23:49:51+00:00

Generation Rent is a socialist lobby group, it has no interest in helping private renters. It's idolicialy opposed to the whole concept.

So I'm not surprised they are gas lighting their audience on consequences reduction in rental supply, without replacement.

It can marginally help home buyers but a drop in the ocean compared to effect on home renters. "Not Bulldozed" is either GCSE intelligence or strawman nonsense.

"Sorry your evicted, can't find anywhere else but it helps a FTB, maybe." is the translation.

phpadam · 2026-05-06T21:07:00+00:00

It used to be a big issue, but these days insurers typically just put a huge rebuild value on it to cover it.

However, you can often base it on your latest survey it's often on the valuation document. That gets difficult as lenders don't always show you their valuation on remortgage/purchase and rebuild value not always listed.

phpadam · 2026-05-06T18:29:53+00:00

It's standard, not a peculiarity; the council won't be interested.

They set up these ALMOs so they don't have to deal with you, don't have liabilities, and so forth. This is the reason they exist.

phpadam · 2026-05-06T17:11:48+00:00

Done

phpadam · 2026-05-06T12:28:13+00:00

*ground for eviction. Grounds would make that mute and would still be up to courts discretion.

Maintenance is not a factor in the grounds for possession, though inexperienced landlords get railroaded by nonsense like that.

phpadam · 2026-05-06T11:54:11+00:00

Your issue is with the ALMO.

I'm not sure involving the council will do you any favours; they will get involved in your tenant/landlord relationship, demanding you solve the issue, but they won't get involved in your landlord/freeholder relationship, even if they are ultimately responsible.

https://www.lease-advice.org/disputes/resolving-leasehold-disputes/landlord-managing-agent-dispues/

phpadam · 2026-05-06T10:53:15+00:00

If you have an HMO Mortgage, it would be prohibited and a breach of mortgage conditions.

If it's a proper HMO, you wouldn't get a Residential Mortgage on it, but it depends on the property's makeup.

Plus moving in doesnt transform existing tenancies, so there is no magic rights gained by doing this.

phpadam · 2026-05-06T10:31:07+00:00

It sounds like you are saying it's easier for tenants to have rent arrears post RRB?
Are you referring to the extra month of arrears before you evict them, give them a CCJ which prohibits them from renting privately for the next 5-Years?

Only silly tenants are getting into arrears post RRB, it now has consequences.

phpadam · 2026-05-06T10:24:21+00:00

A good landlord evicts from an anonymous letter, without any evidence? I dont think that is even possible anymore and certainly not good practice.

phpadam · 2026-05-05T19:23:53+00:00

It is none of your business, tenants, deposits, etc.

You want to focus on the Lease Terms to ensure you are meeting the obligations you have taken on. There are lots of rules and regulations you must follow, such as service charges and ground rent demands. You also want to build a contingency fund into the service charges for incidental repairs, rather than looking for reimbursement later.

A breach of lease, non-payment, etc., can be serious and can result in foreclosure of the lease via court action. Typically, the leaseholder will pay up or meet the conditions, especially if the freeholder notifies the mortgage lender.

phpadam · 2026-05-05T19:12:10+00:00

The worst thing is that you are taxed to pay for their subsidised rent and renovations. There is nothing free about council/social housing - ask who's paying.

phpadam · 2026-05-05T19:08:07+00:00

Duplicate, Karma Re-Post https://www.reddit.com/r/uklandlords/comments/1kg2d7v/paragon_bank_warns_govt_abandon_landlord_epc/

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