Private rental - issue with landlord.

[bitemarx]

I live in a privately rented house.

I have been here for just over a year,

 

I recently requested the landlord whether I can install a few fixtures including a TV bracket on the bedroom wall.

I also requested that a tap be fitted outside the house so that I can use it to wash the car, water the backyard plants, etc.

I have offered to pay for all fixtures as well labour involved.

The landlord has refused both of these.

 

I would like to know whether I need to seek permission for every little thing that I want to do in the house, or if such requests only need to be made for major structural changes.

 

Additionally, the tenancy has not been renewed since January 2018, when it was up for renewal.

The landlord almost never answers phone calls, or replies to text messages.

 

And the requests for the works that I've mentioned above had to be made through one of his workers who came by the house. Therefore, it seems to me that the landlord is specifically avoiding contact with me.

 

I am not sure where to go with this, and to be fair, I am not sure that I wish to make any formal complaints, etc.

 

He holds my deposit (not in DPS) and the tenancy agreement has expired.

Does this mean the tenancy goes on to a rolling monthly contract?

Is my deposit safe?

 

Sorry for the long post!

[Sparks_]

He has by law to place your deposit in a DPS! I hope you have proof that you paid a deposit, What ever changes you make to the house you would have to repair back to how you got the house when you leave.

[bitemarx]

He gave me a receipt that the amount was taken as deposit for the house.

 

That's the only proof. He hasn't placed it in DPS, although he said that it will be put in DPS.

 

To be honest, the chap is a bit of a shady character with multiple properties that he rents out the same way.

 

UNfortunately, I only found out these facts a couple of months after I had moved in.

 

Going by what you say, is it safe to conclude that I don't have to seek approval from the landlord for such things as TV brackets and taps?

[sgtbush]

You could put brackets up but you would have to take it down and repair the wall before you leave.

Same for a outside tap

[bitemarx]

Thank you

[disgruntled2007]

If the agreement says permission must be sought for anything like that then just going ahead is breach of contract. Of course the landlord is not permitted to refuse reasonable requests...

[mariner51]

You may need LLs prior written permission for any alterations you wish to make.

 

 

LL can refuse any T request, it his asset. Only a Court can decide what is 'reasonable'.

Edited January 29, 2018 by Andyorch
edited

[Steve__M]

If you properly fill any holes, then you cannot be sued for any losses.

 

If you leave holes or badly repaired holes that are noticeable then the landlord may repair it and charge you the cost. You also have to accept responsibility for any inadvertent damage - e.g. to hidden wires or pipes. Also modern fire places can have vents in hollow bricks going up the wall - don't drill into them!

 

Taps are tricky. They involve changes to the plumbing and usually involve chopping holes in walls and cupboards. If done badly they can cause leaks and long-term damage. I would not advise doing it in breach of the landlord's wishes.

 

As long as the deposit is unprotected he cannot evict you with a Section 21 notice. If he has failed to protect the deposit then you have the right to sue for return of the deposit plus up to 3 times the amount of the deposit even if he subsequently protects your deposit. Suggest you write him a letter asking him to provide you with the details.

[ericsbrother]

I wouldt be drilling any holes when you have been told you cant or you may end up being cahrged with criminal damage or get a bill for redecorating the whole room.

 

The deposit protection is a separate issue and you are entitled to go after LL regardless of whether h now moves the money into a scheme or even returns it to you.

 

That is not what the law says he should have done on day one and he failed to do the necessaries.

[martin2006]

Your Landlord had 30 days in which to give you written notification of the DPS he has used.

Without doing so has left him on a little bit of a sticky wicket inasmuch as he is unable to give you a s21 notice to quit unless he returns the deposit to you first.

I would not advise making any alterations without LL agreement, you can and bo doubt will be held liable fir any remedial work to put the property back as it was when you moved in.