I wasn't aware. Do you mean I am doing something wrong by asking for advice and giving out technical information? If so I can stop.

This has been going one for months now. The message I sent was 2 days back before I came here seeking advice.

Ok. Understood I have sent off the H&S form. Also told the tenant upstairs not to use bath till its fixed but they aren't listening. Am I allowed to turn off the water if they use the bath again before its fixed? I realise that water is a necessity but I am more worried about the wet electronics as that could cause more serious issues.

Wet electronics are in my flat. If you can imagine a terraced house. So their bathroom is directly above mine. Basically between their bathtub and my ceiling is 18mm timber floor and then 12mm plasterboard. If their bath leaks upstairs all water falls directly below onto the ceiling. The plasterboard above the taps area of the bath has fallen. The rest of the water is running on the plasterboard and finding its way to the lowest place which is the hole is for the ceiling lights. My reply to them was - See pictures attached of where the leak is coming from and the ceiling which fell down earlier today. If you don’t resolve this within 24hrs from now I will have to get the work done myself and claim the expense through you. As you can see the water is coming from the bath upstairs so how can this be my responsibility?

AIRE Team is there point of contact for tenant and LL to report repairs. H&S = Health & Safety I am guessing he is saying my responsibility as they won't carry out any work on my flat downstairs due to it being company policy. Wet electrics are the ceiling light directly below the bath and 4ft away in the pantry is a fridge freezer which is also wet. The electric fusebox is tripping due to this.

My original email to ask them to pay if I do the repairs When I asked them if they will repair the ceiling Reply to my email for access yesterday This is not acceptable as its an emergency and 48hrs will take us into the bank holiday weekend. Do I need to fill in a H&S or can I get access today as its urgent and the electrics are wet.

No reply to email so far. I sent it last night so I guess should give them till end of today?

I am organising the 2 x upstairs and 2 x Downstairs quotations by tomorrow. Will be in touch as soon as I have these. Honestly thank you once again. You guys are so helpful.

Understood. Sent email to gain access times for workmen to quote

Thank you. Will do this and get back to you.

Ok thanks. I assume this would be through the small claims court? If they lawyer up and come back at me can I be liable for their costs? These big multi nationals always have something in their lease that they can bring up.

Yeah there is. I can gain access to the property for emergencies. Yesterday I asked them to give me access as it was a persistent leak which they allowed but said they would not pay for any repairs. I gave them the property at a cheaper rent as it was a full repair lease which stated that besides the roof everything else they need to pay for.

Unfortunately I don't. Its a part of the agreement that I am not allowed access. They use the flat to house vulnerable tenants and I am only allowed access by giving them 24hrs notice and then too I am not allowed to do any work in the house due to health and safety reasons. Their own workmen have to do the job.

Yeah. Upstairs belongs to me but is rented out to a company for 5 years. They use it for their tenants. The lease states that they are responsible for all repairs to that flat. I am unable to get access to that flat.

I own a a pair of terraced flats. So the upstairs is rented out on a 5 year lease and managed by another company who rent it out. Its been leaking from their bathroom since November last year. I have informed them via email 5 times since then and the problem was never fully rectified. They would just send their handyman who would apply some silicone to the bath and the leak would start again a few weeks later. Under the lease they are responsible for the repairs to the property. Yesterday morning the plasterboard ceiling in the bathroom below fell and caused damage to the ceiling light too. Now my tenant doesn't have a ceiling light or half the ceiling. To makes matter worse they still haven't sent anyone out to fix the leak so water is still falling from the bathroom above. They have advised me that I am not allowed to do any work upstairs and if I want to they will not compensate me for it. In regards to the damage done below they want me to go via my Insurance company and are refusing to pay for the repairs. Would this be a valid insurance claim as its not accidental rather negligence on their part for not doing the job correctly over months. Plus I will have to pay the excess and loose my no claims? What are my rights?