MLA Solicitors - Housing Disrepair News and Blog

What is Dry Rot, and is it in your home?

Fri, 16 Dec 2022 11:18:14 GMT

Many homes have dry rot, and you may not even realise.

So, what is dry rot, can we prevent it, and what should you/your landlord do about it?

What is Dry Rot?

Dry rot is essentially a wood decay caused by fungi which can ruin wooden structures outside and inside of your home. Scientifically, dry rot (also called brown rot) occurs when the fungi breaks down components of the wood which give the wood the strength it needs.

Once dry rot occurs and spreads, it makes the wood weak and brittle, causing structural problems. Dry rot usually happens after a period of damp.

How do you identify Dry Rot?

Check for fungus - Fungus looks like cotton wool and may have water droplets if the surrounding areas are humid, moist, or damp. It may also have a flat, skin like growth (resembles a mushroom) on the wood.
The wood may start to sink or shrink.
The wood may become dark, and cracks begin to show in the wood structure.

What prevents Dry Rot?

Painting – Any wood that is being used outdoors, make sure it is primed on all sides before painting.
Plumbing – The most common cause of dry rot is water, which in most households is caused by leaks. Check underneath cabinets /vanities around toilets, sinks etc. in your home.
Ventilation – Having your home well ventilated will prevent condensation, which can be the first cause of water seeping into your wood, which then can become the start of dry rot. Make sure your bathrooms, kitchen and attic are properly ventilated, eliminating any moisture from the air in your home.
Landscaping – Check outside pipes, guttering, are not in a position to get into the woodwork of your home, for example hitting windows. Install gutters to direct rainwater away from your home’s wall/foundation. If you have any decking, make sure it is properly sealed and if possible, built on a slight slope so water will shed easily.
Roofing – Make sure your roof is up to standards. Having your roof checked at least once a year should identify and prevent any potential mould, water damage or dry rot.
Dehumidifiers – Buy a dehumidifier and place in all rooms of your house.

How does Dry Rot spread?

Dry rot is a fungus that produces spores, which spread in the air germinating any other wood it lays on. However, in order for those spores to grow, they need moisture, food(wood), warmth and oxygen.

If Dry Rot cannot be stopped from spreading, the wood it lands on will weaken to the point it could literally disintegrate.

How do you fix Dry Rot?

Most amounts of dry rot can be repaired; however, it is not recommended if the wood is providing structural stability in your home. If Dry Rot has affected anything like beams, flooring, joints, they should be replaced by a professional, not ‘repaired’.

Although, it is important to remember when you are either fixing or replacing the affected wood, that you eliminate the possibility of it coming back, i.e., locate, then eliminate, the moisture source.

It is recommended that a professional is used to remove/fix dry rot, as you run a risk of not getting all the affected wood and allowing the fungus to spread deeper into the structure of your home. All the sources should be thoroughly cleaned.

If you find Dry Rot in your rented home

Landlords have a responsibility to ensure their tenants have a safe living space, as the state of a rental property will have major effects on both mental and physical health. If you are renting your home, it is important you alert your landlord as soon as possible, not only for your own safety but for the future safety of the property.

If you are living in a rented property, your landlord has requirements by law to provide a suitable, safe and habitable property which means keeping your home in a state of repair.

The main responsibilities for the landlord are;

Installations at the property (water, gas, sanitation, heating, and electricity etc.)
Structure of the property (drains, gutters, pipes, walls, flooring etc.)

Issues in your home are considered ‘disrepair’, Dry Rot is one of them. If you feel your property may be in a state of disrepair, report this to your landlord. Read our guide if you are unsure on how to start.

If you have raised your concerns to your council or housing association landlord and they have failed to carry out said repairs, within 2-3 months, you may be able to start a Housing Disrepair Claim. If you are a social housing tenant, our Housing Disrepair experts are more than happy to answer your questions and review your situation.

Is your landlord ignoring your Dry Rot complaints?

If necessary, it may be possible to take your landlord to court, as the court can order necessary repairs to be carried out. However, you can only seek legal representation for a housing disrepair claim if the costs of the works needed exceed £1,000.

If you are unsure, we can look at your situation and give you advice on how best to proceed. In some cases, this would be contacting the Housing Ombudsman or Citizens Advice .

Here at MLA Solicitors , we guarantee to get those repairs fixed, and claim compensation on your behalf for the stress and inconvenience caused with a Housing Disrepair Claim .

Working for Social housing tenants, at no cost – at no point will you be charged, win or lose.

We can arrange either a telephone, video call or in person no obligation conversation. Please call 0800 610 2223 or alternatively, fill in our contact form or reach out on social media and we’ll get back to you as soon as possible.

Is your housing problem discrimination?

Wed, 14 Dec 2022 16:21:53 GMT

Most social housing tenants will not recognise that the housing problem they are experiencing, is discrimination.

It is unlawful to suffer discrimination by your social housing provider because of your characteristic(s). Social housing organisations (your council or housing association) have a duty not to discriminate against you and your housing needs.

The main law that covers discrimination in housing, is currently the Equality Act 2010. This basically covers when you are looking for a place to live or are living somewhere. Discrimination has a specific meaning in law, meaning not all problems will be against the law per say, however there are still things you can do to resolve them.

Under the Equality Act 2010 , not every housing situation is covered, and each have their own set of rules. There are different rules for

Discrimination in public functions.
Discrimination in service providers.
Discrimination in education providers.

The law says you cannot be treated unfairly or differently if it is connected to who you are, this is under ‘protected characteristic’ under the Equality Act 2010. Alternatively, you cannot be treated unfairly because;

Someone thinks you have a ‘protected characteristic’ (when you don’t).
Someone else’s (e.g., the other parties) ‘protected characteristic’.
You have challenged discrimination previo usly.

What is a 'protected characteristic'?

Age
Sex
Race, colour, and nationality
Religion or belief
Sexual orientation
Disability (physical and mental)
Gender reassignment
Marriage and civil partnership
Pregnancy and maternity

How are the above characteristics protected?

Under the Equality Act 2010, your characteristic(s) are protected by;

Harassment: Being made to feel humiliated, degraded or offended. It might be harassment if someone has verbally abused you, asked you personal questions, put up posters, made rude gestures, jokes, social media etc. If the harassment is very serious, it might also be a crime.
Victimisation: Being treated differently because of your characteristic or because you made a complaint relating to your characteristic.
Direct Discrimination: Being treating differently directly because of your characteristic and the other party admitting this is the reason.
Indirect Discrimination: Being treated differently because a set of ways/ a policy that treats you worse/ puts you at a disadvantage because of your characteristic.
Reasonable adjustments: Failure to make or providing unreasonable adjustments.

In terms of discrimination for housing problems , the Equality Act 2010 says you can only take action against people/companies who discriminate against you when they;

Sell or rent out a home, such as renting a property through a letting agent - this is called ‘disposal of premises’ in the law.
Need to agree to sell or rent out a home, such as a joint owner - this is called ‘permission for disposal of premises’ in the law.
Manage a home, such as landlords, agents and people collecting rent - this is called ‘management of premises’ in the law.

In housing, an estate agent may act on behalf of a landlord, so if the estate agent has discriminated against you, you may be able to report the both of them.

If you have asked for changes to your housing to help with your disability, you can take action against anyone who are ‘controllers of premises’ in the law, i.e., landlords and property managers. You can also take action against the service providers, i.e., mortgage lenders, surveyors, and valuers.

Examples of protected characteristic discrimination in housing;

Trying to evict you because of your protected characteristic.
Stopping you from buying/renting a home because of your protected characteristic.
Charging you more or offering a worser service/contract because of your protected characteristic.
Making it harder, or stopping you from using facilities, e.g., a communal garden because of your protected characteristic.
Taking longer to respond to your request for repairs because of your protected characteristic
Refusing to help you because of your protected characteristic.

Some types of housing harassment can be a crime.

For example, if your landlord tries to make your life difficult by doing things like:

Interfering/cutting of water, gas and electric
Visiting your home without warning, especially in the evening/night

If this is the case, call the police and your local council. In emergencies, call 999.

If you’re not sure if your problem is discrimination or you need help with taking action, there are organisations that can help.

Citizens Advice

It’s a good idea to contact your nearest Citizens Advice first - they can help with your discrimination problem and any other problems you have.

For example, if your landlord increased your rent when you became disabled, a Citizens Advice adviser can help you complain about the discrimination. They can also advise you on other things, like money problems caused by spending more on rent.

You can check all of this information further by contacting Citizens Advice or reading the Equality Act 2010 on the Equality and Human Rights Commission’s website .

Equality Advisory and Support Service Free Helpline:

Telephone: 0808 800 0082

Text relay: 0808 800 0084

Monday to Friday: 9am to 7pm

Saturday: 10am to 2pm

Taking legal action against your landlord

It is always best to try and solve your problem by complaining first. If this doesn’t work, you can still take court action. MLA Solicitors can help if your housing problems are ignored, this is called a Housing Disrepair Claim. In any claim, gather as much evidence as you can and keep any messages, notes and/or letter(s) of what has happened.

MLA Solicitors can send a letter of claim to your landlord, they have a 20 day deadline to respond to this letter along with your tenancy file. After this, we will aim for a settlement for repairs to be fixed and where possible, compensation.

If needed, we will take your landlord to court. You're more likely to win your case if you give the court as much evidence as possible.

The judge will look at the evidence you and your landlord provide before making a decision. The court can order your landlord to:

Complete repairs within a set time frame
Pay compensation
Pay our legal fees

Your landlord will be breaking the law if they do not follow the courts orders.

Whether you win or lose, instructing MLA Solicitors for your Housing Disrepair claim , you will not have to pay anything to us , your landlord or to the court. We claim our fees from the landlord and if this is not possible, our fees are wiped.

Before considering making a Housing Disrepair Claim , you need to write to your landlord to give them a chance to do the repairs. If you are unsure on how to write a formal complaint letter, please read our guide with an example letter, here .

To commence a Housing Disrepair Claim, we initially arrange a telephone conversation between you and one of our friendly legal experts. If you prefer, we are happy to arrange a video or in person conversation, whatever makes you feel comfortable. This is a free , no-obligation conversation where you may discuss the issues you are experiencing.

To get a Housing Disrepair claim started, please call 0800 610 2223 or email info@mlasolicitors.co.uk .

Alternatively, please submit a form on our website or reach out on social media .

Keeping you and your house warm this winter

Tue, 13 Dec 2022 13:12:47 GMT

Here are a few tips, tricks and checks you can make to keep you and your home, warm.

Unsurprisingly during this cost of living crisis, gas and electric prices are shooting up whilst the winter days/nights get colder and colder. It’s more important than ever to see how we can improve our home to keep the warmth in and save money where we can.

This blog post is coming from a general advice perspective and that of my own experience, living in an old house as a family of five.

Here are a few tips, tricks and checks you can make to keep your house warm for you and your family.

Extra Layers

The quickest and easiest solution, extra layers. It goes without saying that the more layers your home has, the warmer and cosier it will be.

Weighted and/or heated blankets – of course if you don’t have these to hand, this would be an additional cost, however, don’t be afraid of looking in Charity shops, asking friends/family/neighbours if they have spare you can borrow/buy second hand. I recently bought an electric blanket from a car boot for £5. It costs 1-3p an hour on electric and has kept my children warm. New electric blankets can be upwards of £100.

Wear extra layers - You can pick up fluffy socks for around £2-£4 in B&M’s / home bargains . Instead of buying cotton pyjamas for Christmas, buy plush pyjamas. You might think you look like a big teddy bear, but you will feel the warmth!

Jumpers – quick win - In my home, I bought ‘hoodie-blankets’ for all my children, made it so much easier to take on and off whenever you need a little extra warmth.

Invest in a foot warmer - This can be great if you are working from home, sitting at your desk with a toasty heated foot warmer.

Wrap up well - If you need too, wear hats, scarves and gloves in doors.

Watch what you wear - I am always living in leggings, but ideally you should wear looser fitting clothing as it traps more body heat keeping you warm. If you can, go for multiple layers of natural fibre clothing.

Boiler

Check your boiler is up to the standards/demand of cold weather.

If you are renting, check with your landlord that the boiler is in service and is working efficiently. Defective/old boilers can increase your heating bill as they work significantly harder to work its way to the desired temperature.

A new boiler is a big upfront cost, but it will definitely help with the colder months and prevent your bills reaching ridiculous amounts during winter.

Thermostat

Learn and understand your thermostat.

Older homes with older heating systems degrade over time, upgrading your thermostat to a smart one can be a well worth investment. Thermostats with a timer offer simple and speedy solutions to controlling the heat of your home.

Most modern thermostats can be controlled by your phone and are built to be energy saving, so will automatically turn down when you are out of the house. Monitoring your energy usage, especially at a time like this will save you money in the long run. A highly recommended smart thermostat is Hive .

Personally, I have a very old house and boiler, the only way I can track my usage currently is with our smart meter/in home display. If you have a smart meter but do not have an in home display, contact your energy provider, they can post one out for free.

Re-arranging Furniture

Obstructing radiators will massively impact the temperature of the room.

In my own house, I have an awkward sized living room, so our two and three seater sofas are positioned against the wall, one being our main radiator. I have moved the sofa to the opposite wall, granted I’m not fond of this ‘aesthetic’ wise, but the difference we felt in that one evening was massive.

Look at your living space and see what you can move around.

The best tip is to place your furniture close enough to the radiator to feel the benefit but not too close so that there is no room for the heat to circulate the rest of the living space. Move your bed from under your window so at night you don’t feel a draft.

If you have a ceiling fan, spin it backwards! Reversing your ceiling fan can pull the warm air from the ceiling and send it back to down to you, exactly where you want it

Radiators

As well of not obstructing your radiators with your furniture, you can try these tips.

Bleed your radiators regularly - Make a habit of ‘bleeding’ your radiators, as they work to their full potential after bleeding them.

This helps make sure no air is trapped, as this affects the heating performance. If you do not have radiators, blow heaters are also affective and instant, I purchased mine from B&M’s for £15 and have one in every room.

Buy shelfs for your radiators - Either floating shelves or radiator specific shelving. These not only look good but deflect the heating from the radiator to the outside of the shelf, rather than the heat rising to the ceiling and being wasted.

Check the valves on your radiators - Some radiators have a number dial on them, which is used to control the hot water flowing into them and, in turn, controls your radiators temperature. If they are below or set at number ‘2’, you may not feel the benefit of them during the cold months.

Plumbers recommend keeping your valves to number 5 downstairs and number 2/3 upstairs, for the heat to rise from downstairs and heat the whole home.

Reflect the heat – you can buy reflective radiator foil from most DIY shops, pushing the heat away from the wall and back into the room. This can keep your home cosy, warm and reduce heating costs.

Curtains

Keeping your curtains closed at night should keep the heat in the room, however it is recommended to keep them open during the day.

Any natural sunlight should naturally heat up the room in the day. Track when the sun is setting in the day to know when is best to close your curtains. Currently, the best time to close your curtains is 3pm/4pm .

Alternatively, you can hang blankets on the walls. Walls can radiate cold air through it in extreme cold. However, if this happens regularly, you may need to check your wall insulation. If you are renting, speak to your landlord about your concerns.

The best type of curtains for the cold months are thermal-lined, especially if you have single glazed windows. As they are more expensive, any curtain that is ‘lined’ are good too. The thicker, the better. Black-out curtains are also recommended, as they can help in the summer too.

Windows

Draught-proof your windows.

A worthwhile DIY task to keep drafts at bay, all you need is self-adhesive foam tape. Draughts occur in cracks between window frames, openings, and the surrounding walls/brickwork.

If you are in a rented property, raise your concern to your landlord, you may be overdue new windows.

Eliminate Internal Drafts

A little obvious, but that is why it can be easy to overlook.

In my own circumstances, I have many doors in my property but leave them all open so I can hear my children and let the Dog/Cat run around freely. However, at night it feels like forever for the heating to be on , to feel the benefit. I have started closing all the doors to each room to make the space feel warmer, as beforehand I would constantly turn up the heating in the evening.

In my home, we always have our back window open to prevent condensation from our very old dryer. It’s a little difficult to reach but closing this window at night has increased the warmth significantly. Something to think about.

Another overlooked tip is to cover keyholes in your windows and doors. Some window and door keyholes are big enough to let a small gust of cold air through, you can buy covers for them from Amazon or DIY shops. It might sound like a reach, but every little bit counts.

If you have a garage , leave the doors closed to keep heat stealing drafts from reaching the inner walls of your home.

Fitting draught-proofing strips on your doors, whether they are old or new work well at insulating the doors and keeping the cold at bay. This works for both internal and external doors, you can buy self-adhesive draught excluders from B&Q for around £8-£10.

However if you are not comfortable with DIY’ing your doors, you can buy plush draught excluders. Most interior sections in shops have these, like Dunelm or The Range. As well as being stylish, it instantly benefits the room and reduces breeze between rooms.

Flooring

Do you have carpet, lino, hard wood floors? Each have there benefits and downfalls for colder months.

In the summer, I switched our carpets to hard wood floors, granted I have two pets and three very young children so it felt like the best option (to keep clean and tidy), however, now in the colder months the floor is naturally colder.

Wool is a natural insulation, so a rug in my opinion, is an essential purchase. We purchased a second hand rug from our local British Heart Foundation charity shop to balance the humidity in the room and it has instantly felt warmer. The bonus with rugs is you can move them to the room you are in, wash them and put them away during the summer months.

If you are purchasing carpet, don’t forget the Underlay. It is often over looked but it is really important to not only insulate, but cushion your flooring. Underlay also works as a sound barrier between floors.

If you are renting, contact your landlord about putting in new carpets with underlay.

Candles

My favourite part of these cold dark months are lighting a candle, specifically a ‘Christmas’ themed scented candle.

They easily make the room feel cosier and although they aren’t powerful enough to heat your home alone, they can make the surrounding space a little bit warmer.

I personally have a few WoodWick candles dotted around, they make a ‘crackle’ like an open fire and last a long time.

Buy a terracotta pot - Terracotta heaters are a great way to keep warm without using your energy, popping a candle/tealight in the pots causes them to heat up slowly and retain the heat well. It is a great DIY alternative to turning the heating on.

Check your Loft/Attic

If you have a loft, the door/hatch to this room may bring in a draught if your roof isn’t insulated or have a defective roof.

The same self-adhesive draught strips mentioned previously for your windows and doors, work great around the frame of the hatch.

If your home’s loft is not insulated, you could be losing a significant amount of heat through your roof. Insulating the loft is a very effective way to reduce the heat loss and lower your heating bills.

A tip, when it snows, look at your roof from the outside, is there less snow on your roof compared to your neighbours? This is a clear sign that heat is being lost in your home.

Loft insulation should remain effective for at least 30-40 years, so it’s a key investment, however if you do not own your home, raise this with your landlord. Alternatively, you may have issues with your roof you was previously unaware of.

Hot Water

Pick up some hot water bottles, one for each bed and one for each person.

I recently introduced hot water bottles for my children, I was nervous at first about the potential safety hazards but Amazon have kid-friendly versions that are less likely to ‘pop’ or spill out.

I fill them up every night, place them in the bed under the duvet covers for around an hour before bedtime, and then remove them before my children go to sleep. The bed and covers are extra toasty and helps my children fall to sleep quicker! I keep a hot water bottle in my own bed and keep one at the bottom of my bed to keep my feet warm in the night.

Check the life expectancy of your hot water bottles. The recommended shelf life is two years, most bottles have a number on the bottle to let you know. If you have an old hot water bottle, it's probably best to buy a new one.

Save money by filling up your kettle to the top and only using the hot water as/when you need it. Most cost occurring electric usage in modern homes was found to be ‘flicking on the kettle’ numerous times.

Invest in thermal/insulated cups and mugs, to keep your hot drinks hotter for longer.

If you run a hot bath, do not drain the bathtub until the water has cooled. You get additional heat in the home.

Cooking

Lets say you have just finished baking, a tip is to leave the stove open very slightly to let the home get all that wonderful heat.

Keep your food warm by wrapping them in tin foil and keeping in a dark place.

Make soup, soup is a warm and cosy meal to heat you up.

It can be difficult to keep up the motivation to prepare meals, but its good to try and keep a routine where you can.

Generate Heat

Get your blood pumping, make a to do list of 1 minute chores and not only will you feel warmer, you will feel mentally better and benefit from a cleaner home.

Snuggle up. Get cuddling your partner, kids, and pets! Sharing body heat keeps you both warm.

If you live alone, there is various 'warm’ banks (like foodbanks but for warmth) you can attend, in your local community. Check your local authorities website for addresses.

Financial Support

There are grants and benefits available to make your home more energy efficient. Check your local authority/government website for further advice.

Check if your eligible for a Warm Home Discount
Check if your eligible for a Winter Fuel Payment
Check you have received the recently introduced energy bill discount
Check if you are due a rebate, whether it be for income related tax or council tax
Check if you are eligible for the Household Support Fund
Ask your energy supplier if you can review your payments, have a break, reductions, and access to hardship funds.
Apply for the priority service register with your energy provider.
Contact your local MP
Contact Citizens Advice
Get your landlord to fix your home – Write a formal complaint to your landlord and ask them to make the repairs.

We have a guide here with an example letter format if you wish to complain to your landlord.

If you are struggling with Housing Disrepair in your home and are renting from the council / housing association, contact our team as we can help you make a letter of claim and guarantee repairs, within a set time frame and even compensation .

Housing Disrepair

Housing disrepair is a rented property in need of repair(s), in order to be safe and habitable for the tenant, also said to be ‘in a state of disrepair’.

If you are living in a rented property, your landlord has requirements by law to provide a suitable, safe and habitable property which means keeping your home in a state of repair. The main responsibilities for the landlord are;

Installations at the property (water, gas, sanitation, heating, and electricity etc.)
Structure of the property (drains, gutters, pipes, walls, flooring etc.)

Having the above in good condition/up to standard, makes the home fit for human habitation.

Issues that are considered ‘disrepair’:

Vermin infestations
Faulty / unsafe electrics
Damp
Mould
Gas leaks
Water leaks
Roof issues
Loose or missing roof tiles
Faulty heating/water
Structural cracks
Flooring issues

If you feel your property may be in a state of disrepair, report this to your landlord. If the landlord fails to rectify the issues, you may be eligible to start a Housing Disrepair Claim .

If you need help, we invite you to contact our specialist housing disrepair team. We deal with tenants of social housing properties (council home or housing association property). We aim to contact your landlord, get your repairs fixed and issue a claim for compensation for the stress/inconvenience caused in a settlement.

In some cases, if we are unable to help, the best point of call would be contacting the Housing Ombudsman or Citizens Advice .

If you are a social housing tenant, our Housing Disrepair experts are more than happy to answer your questions and review your situation. Our services are completely free to tenants. Our legal fees are paid by the Council or Housing Association upon successful completion of your claim. We would not put our clients in a position where they would have to pay a penny.

If you are unsure, we can access your circumstances and give you advice on how best to proceed. Please call us directly on 0800 610 2223 or email info@mlasolicitors.co.uk . Alternatively, please reach out on social media or fill in the contact form on our website.

Why instruct MLA Solicitors for your Housing Disrepair claim?

Wed, 07 Dec 2022 13:19:18 GMT

MLA Solicitors was founded in April 2017, it has since grown strength to strength. What our firm lacks in age, certainly makes up for in our expertise, success and experience.

Each member of our Housing Disrepair team is unique. We have built a team who are not only friendly, but incredibly hard working. Our team pride themselves on working together to bring a real change in the social housing industry. Some of our staff have real life experiences of living in disrepair or in a social property, we use this as motivation to help others.

Our team is made up with solicitors and paralegals experienced in holding landlords accountable for their actions. Working with social housing tenants, our services are second-to-none. We understand taking legal action against your landlord can be a daunting prospect, and that many tenants are unaware of their rights or are aware, but are worried about stand up for themselves.

Our Housing Disrepair experts will be with you every step of the way, with no confusing legal jargon. We make the process easy to understand with the comfort that you are in the best hands. MLA Solicitors make sure within your claim that we guarantee repairs are completed in full, within a set deadline and where possible, compensation is awarded for the stress and inconvenience caused.

Our team are on hand to answer any questions you have, before, during and after you claim. Offering free , no-obligation consultations, where we will listen to you, access your needs, and guide you in the right direction. All of our Housing Disrepair cases are under a ‘no win, no fee’ basis, however, we will not charge you at any stage, whether you win or lose .

Our staff work hard because they are valued, we appreciate and listen to our staff. MLA invest back into the community and our team, building genuine relationships with each other. Committing to future growth and telling our story.

We claim our legal costs from the other party (council or housing association) upon success of your claim. If the claim is not successful, our fees are simply wiped. We want to help tenants live in a safe, comfortable, habitable home without the fear of only getting help ‘if they pay’ for it. You should not have to live in these types of housing conditions, especially where some disrepair issues can affect your physical and/or mental health.

Our specialist team uphold your legal right to a safe, well-maintained home and ensure you are treated with dignity and respect, not only from us, but from your landlord. Of any compensation awarded from your claim, we take 30% while you receive 70% (plus all works completed in full) – which is significantly lower than other firms. In some cases, we do not take any % of the commission, it depends on the outcome and severity of the case.

We pay for a surveyor out of our own pocket to document and issue a full detailed report of your property, to establish all works that are needed on your property. Here at MLA Solicitors , our job is to ensure those works are completed and that you are compensated for the stress and inconvenience. Our purpose is not to worsen the relationship between you and your Council or Housing Association.

MLA Solicitors take client satisfaction very seriously, we will do anything and everything possible to get your home repaired so you can go away happy at the end of your claim. Our reviews speak for themselves and have also introduced a ‘ Refer a friend ’ scheme to demonstrate and acknowledge that clients recommend us to their family and friends.

Our firm is very much ‘people before profits’. Providing high quality legal services, fairly and competitively. We celebrate our differences; we are not afraid to operate outside of our comfort zone to achieve excellence. No case is the same, and we approach each and every tenant’s circumstances individually.

If you have been complaining about disrepair at your Council or Housing Association property for more than 3 months, and no works have been undertaken (or works have been undertaken but have not been sufficient enough to rectify the disrepair), you may be eligible to start a Housing Disrepair Claim .

To commence a Housing Disrepair Claim , we initially arrange a telephone conversation between you and one of our friendly legal experts. If you prefer, we are happy to arrange a video or in person conversation, whatever makes you feel comfortable. This is a free, no-obligation conversation where you may discuss the issues you are experiencing.

Once an agreement is in place, using your evidence and our surveyors report, we move towards a settlement with your landlord thus making the process quick. If needed, we can and will take a landlord to court, however our success with settling matters beforehand make this option rare.

To get a Housing Disrepair claim started, please call 0800 610 2223 or email info@mlasolicitors.co.uk . Alternatively, please submit a form on our website or reach out on social media.

We CAN help.

What is Housing Disrepair?

Wed, 07 Dec 2022 11:00:07 GMT

Housing disrepair is a rented property in need of repair(s), in order to be safe and habitable for the tenant, also said to be ‘in a state of disrepair’.

Installations at the property (water, gas, sanitation, heating, and electricity etc.)
Structure of the property (drains, gutters, pipes, walls, flooring etc.)

Having the above in good condition/up to standard, makes the home fit for human habitation.

Issues that are considered ‘disrepair’:

Vermin infestations
Faulty / unsafe electrics
Damp
Mould
Gas leaks
Water leaks
Roof issues
Loose or missing roof tiles
Faulty heating/water
Structural cracks
Flooring issues

If you feel your property may be in a state of disrepair, report this to your landlord. Read our guide if you are unsure on how to start.

They should address the report by carrying out the necessary repairs needed, within a reasonable time frame. You should not pay for any repairs yourself or be blamed. In some cases, the state of disrepair can be classed as emergency, for example not being able to live at the home or have no access to water/heating.

We invite you to contact our expert housing disrepair team if this is the case. We are specialists in this area with a proven history of guaranteeing repairs within a set time frame and where possible, claiming compensation on your behalf. Working under a no win – no fee agreement, at no point would you be charged, win, or lose.

Please call 0800 610 2223 or email info@mlasolicitors.co.uk . Alternatively, please fill in the contact form on our website or reach out on social media. Our team can arrange either a telephone, email, WhatsApp, video call or in person conversation.

Whatever your situation, we can help. We are happy to answer any questions you may have and guide you in the right direction.

How to make a formal complaint to your landlord

Wed, 07 Dec 2022 10:44:38 GMT

Reporting the problem to the right person and in the right way may assist in resolving the issue without the need for making a formal complaint. However, If you are unhappy with the service you are receiving from your social housing provider, you can make a formal complaint.

If a problem is urgent, it is more important to let the landlord know of the issue immediately, for example, a burst pipe. In this case, a phone call is the most effective way to let the landlord know. Always keep a note of what you said, the date and time, and any response the landlord gave.

Your complaint could be about:

Repairs and maintenance
Issues with communal areas
Health and safety issues
Anti-social behaviour
Customer service

You should make your complaint to your social housing provider in the first instance. You shouldn’t be penalised for doing so and it will not affect your tenancy.

Your social housing provider normally has two stages to their complaint’s procedure, and each stage takes around 10-20 working days for them to respond.

If you are writing a letter of complaint rather than completing your landlord's complaint form address this to the chief executive or the complaints department and make sure that you include a heading stating that the letter is a formal complaint.

Give the landlord time to respond - under its policy the landlord is expected to respond to you within a certain period of time. The complaints policy should treat people fairly. It should therefore give you some ideas as to how your complaint will be dealt with, by which type of staff and over what period.

Keep copies of everything, including any responses you receive whether it is a letter or just a note of a phone conversation with your landlord about your complaint. It is important to keep a record of your report or request for a service, so emailing or writing a letter to report a problem or make an enquiry is often the best way to contact the landlord. Make sure you keep a copy so that you can refer back to this if necessary.

Be clear and be brief. Explain why you are unhappy with how your landlord has handled the original issue you reported and what you would like the landlord to do to put things right. We recommend that your letter or email is now longer than a side of A4 paper. More detail can always be provided later. We have a suggested format for a complaint letter below.

Example letter:

Your name

Your address

Your telephone number/email

Landlord Name

Landlord's address

DATE

RE: Formal complaint

Dear Mr/Ms ...

I am writing to make a formal complaint about:

Summarise the original problem. Be as clear as you can. It is best to make it short and to the point.
Explain why you are dissatisfied (list what you think wasn't done properly when the landlord responded)
Explain what impact this has had on you.

In my view you should ... (explain what you think the landlord should do to put things right. For example - apologise, complete repairs, explain something more clearly) .

Please confirm that you have received this complaint and when you will be able to provide a full response. I prefer to be contacted by email/phone/letter.

Yours sincerely

(Your name)

END

-----------------

If your property is affected by disrepair and your Council or Housing Association have failed to complete the repairs within a reasonable period despite continuous complaints exceeding 3 months (or 12 weeks), you are able to commence a Housing Disrepair Claim .

Here at MLA Solicitors, we guarantee to get those repairs fixed , and claim compensation on your behalf for the stress and inconvenience caused.

For a free, no-obligation call, please contact us on 0800 610 2223 and one of our representatives will help you. We can arrange either a telephone, video call or in person conversation.

The Housing Ombudsman referral guide

Tue, 06 Dec 2022 15:02:47 GMT

Thankyou for contacting MLA Solicitors regarding your housing matter, unfortunately we have been unable to help you at this time, however, you should now contact The Housing Ombudsman as they may be able to help.

If you are unable to resolve your complaint through your landlord’s complaints procedure, you can refer your complaint to The Housing Ombudsman.

From April 2013, The Housing Ombudsman took over responsibility for all new complaints about social housing. Unless stated otherwise, The Housing Ombudsman considers complaints about housing associations and local housing authorities.

Please see below a list of complaints that are referred and dealt with by The Housing Ombudsman, currently:

Leasehold services

Shared ownership and sales processes for leasehold properties
Shared ownership stair-casing
Full ownership and sales processes for leasehold properties owned by housing associations
Right to buy and right to acquire for tenants of housing associations
Repair responsibilities under the lease
Mortgage rescue schemes
Leasehold services provided by the landlord

Moving to a property

Transfer applications that are outside Housing Act 1996 Part 6
Type of tenancy offered
Mutual exchange
Decision to renew a fixed tenancy
Decants
Mobility Schemes

Rent and service charges

Rent or service charges

Occupancy rights

Terms and conditions of occupancy rights
Succession
Assignment
Ending a tenancy (e.g., notice periods)
Abandonment of property
Possession proceedings

Property condition – repairs and improvements

Condition of the property when first let (e.g., void works)
Responsive repairs
Planned maintenance or cyclical works
Improvement works carried out by landlord or tenant
Rechargeable repairs
Disabled adaptations

Tenant behaviour

Anti-social behaviour
Noise nuisance
Harassment

Estate management

Cleaning or repairs of communal areas
Boundary issues
Grounds maintenance
Parking
Use of communal areas

Complaint handling

The landlord’s handling of a complaint in their complaint process, including delays

Compensation

Home loss or disturbance payments
Improvements carried out by the tenant
Payment for damage to property or tenants’ belongings
Discretionary payments

Once The Housing Ombudsman receive your complaint, they may:

Refer the case to a different organisation if it is an issue, if they cannot make a decision about because it is not in their jurisdiction

Work with you and your landlord to resolve the dispute under our mediation procedure. For example, they use their experience of resolving complaints to make suggestions to the landlord and/or the resident if they believe there is a way to resolve the complaint
Carry out an investigation; they only do this for those complaints where they decide an investigation is proportionate to the circumstances and evidence before them, for example complex complaints involving many issues.

You can contact The Housing Ombudsman by visiting https://www.housing-ombudsman.org.uk/ or calling 0300 111 3000 between the hours of 9:15am to 5:15pm, Monday to Friday.

Please feel free to come back to us if the complaint is ongoing after this step and needs legal attention. If you have any questions, please call 0800 610 2223 or email info@mlasolicitors.co.uk .

Housing Disrepair Compensation Guide

Tue, 29 Nov 2022 15:29:53 GMT

A Housing Disrepair Claim is a claim made against your Council or Housing Association for their failure to keep your property up to legal standards of repair.

If you are suffering from Housing Disrepair, you may be entitled to compensation if your home is unfit to live in because of the poor maintenance/conditions of the property. Also, if they have failed to carry out repairs within a reasonable time frame since you issued the report (we suggest 3 months/ 12 weeks) you can claim compensation. The amount of compensation will vary, but be settled covering the extent of damage/inconvenience caused.

Your landlord has a legal duty to maintain the structure and exterior of the property they rent out. If problems arise after an inspection or are reported by a tenant, the landlord must fix the issue (i.e. carrying out repairs) within a justifiable time frame. The amount of time varies depending on the issue that has been found/reported, for example, some repairs are classed as emergency and should be completed as soon as possible.

What can you claim compensation for?

Financial loss
Inconvenience
Damage to belongings
Damage to health
Rent recovery

What falls under 'Damage to health'?

If your mental and/or physical health has been affected by the conditions of your home, the amount depends on how long you was affected for and in what ways.

We advise to keep all sick notes, hospital/GP letters, prescriptions and/or reports of your health, to demonstrate evidence of how your health has been affected.

This can also relate to 'loss of earnings' if you have had to take time off from work from poor mental/physical health caused by the disrepair.

In some cases, you may be eligible to claim for the pain and suffering the disrepair has caused you.

For example, personal injury such as skin irritation and/or breathing issues caused by damp/mould.

What falls under 'Inconvenience'?

Inconvenience can be claimed in circumstances such as;

Not having full use of your home
Disruption to your daily life
Time out of the property due to inspections/builders

The amount of compensation you can claim for in terms of inconvenience will depend on your circumstances and the extent of disruption. Essentially, if the disrepair has affected your daily life in some form, you will be able to claim for the inconvenience caused.

What falls under 'Damage to belongings'?

To include damage to belongings in your compensation claim, you can include items/property that are destroyed, damaged or lost because of the repair works/poor conditions in your home. The amount is determined by the extent of the disrepair. We advise to try and keep all receipts of your items, and in some form have photographic or physical evidence to put forward in spite of any disputes. For example, you have experiences a water leak from the roof which has ingresses into your bedroom and damaged decorations on your wall. The poor conditions can affect your belongs such as clothes, carpets, furniture, personal items etc.

What falls under 'Rent recovery'?

Essentially, if you have not been able to live in your home because of the repair, you may be entitled to claim an abatement of rent. This is where you can claim back some of the rent that you have been paid. However, if you have fallen behind on rent or withheld rent in protest of repairs, the landlord can counterclaim against this which may exceed or limit your claim.

We calculate the compensation owed to you by establishing your first complaint made regarding the disrepair, and then estimating when we expect works to be completed at your property. This period is known as the “liability period”. We then assess how much rent has been paid at your Council or Housing Association property during this timeframe. A percentage of this is deducted based on how many living spaces in your property are affected by the disrepair.

As a brief example, if you have been complaining for 1 year (minus 4-8 weeks) regarding damp affecting 50% of your property, and you pay £400.00 in rent per month, the formula would look like this:

11 months x £400.00 rent per month – 50% inconvenience = £2,200.00 (amount repayable).

What falls under 'Financial loss'?

You can claim for financial loss if you have had to spend money because of the issues in your home, for example higher electric bills for using a plug in heater if your boiler was broken for a period of time. We advise to keep all receipts and have a track of your bills, to demonstrate evidence that you have paid/financial losses due to the disrepair or poor conditions of your home.

To commence a Housing Disrepair Claim, please contact the Housing Disrepair Experts .

�� 0800 610 2223
�� 07765839628
✉️ info@mlasolicitors.co.uk
�� www.mlasolicitors.co.uk

What makes a property unhabitable?

Fri, 18 Nov 2022 12:40:41 GMT

A property may be classed as ‘unhabitable’ for various reasons, including unfurnished and/or needs major repairs to make it habitable.

‘Major repairs’ has various factors, including repairs to the structure of the property e.g., walls, foundation, floors, roof etc. However, they differ in severity, for example replacing a few tiles would not but replacing the whole roof would be.

Examples of what makes a home unfit:

· Gas safety risks

· Fire safety issues

· Damp

· Lack of heating

· Unsafe electrics

· Structural disrepair

· Internal disrepair

· Unsanitary toilets, kitchens or bathroom

· Rats, mice or pests

· Water supply issues

· Asbestos

· Lighting issues

· Radiation

· Overcrowding

· Mould and damp

· Carbon monoxide

Landlords have a responsibility to ensure their tenants have a safe living space, as the state of a rental property will have major affects on both mental and physical health.

A law came into force on 20th March 2019, to make sure rented houses and flats are ‘fit for human habitation’. This means the tenants should be safe, healthy and free from serious home living in that rented property.

If you are facing any of these issues, you should tell your landlord immediately and keep a record of date/time of any correspondence. If possible, request the problem to be fixed in writing. For housing disrepair claims, we allow 3 months (12 weeks) for the landlord to make the repairs, if they have exceeded this timeline, our specialist team can step in with a ‘Housing Disrepair Claim’.

What qualifies as Disrepair?

· Damp

· Mould

· Dry rot

· Fungal growth

· Overflowing guttering

· Structural issues

· Flooding

· Water leaks/ingress

· Roof issues

· Drainage issues

Our team take on tenants of social housing properties (council home or housing association property). We aim to get your repairs fixed and issue a claim for compensation for the stress/inconvenience caused in a settlement. If necessary, it may be possible to take your landlord to court, as the court can order necessary repairs to be carried out.

However, you can only seek legal representation for a housing disrepair claim if the costs of the works needed exceed £1,000. If you are unsure, we can look at your claim and give you advice on how best to proceed. In some cases, this would be contacting the Housing Ombudsman or Citizens Advice.

If you are a social housing tenant, our Housing Disrepair experts are more than happy to answer your questions and review your situation. Please call us directly on 0800 610 2223 or email info@mlasolicitors.co.uk .

Alternatively, please reach out on social media or fill in the contact form on our website.

Mould in your home, what is it and what can be done?

Fri, 18 Nov 2022 10:57:33 GMT

We are seeing an increasing amount of tenants complaining of mould in their rental property, but what is it and what can be done?

Mould is a fungus; it breaks down organic material and is usually found in humid and damp conditions. Moisture and warm air create the perfect environment for mould to feed on, this is why its common to find mould on your carpet, wallpaper or walls.

In order to tackle the problem, you need to find the root of the issue. What can cause mould?

· Humidity

· Condensation

· Rising damp

· Poor ventilation

· Drying clothes indoors

· Cooking

· Showering

· Water pipes

· Uncleanliness

Anything you do that emits heat and/or water, the moisture in the air cannot escape and will cause a perfect environment to grow mould. It is very important to tackle mould before it harms you and your family, certain groups of people will be more affected than others. For example, Infants, children, elderly, cancer patients and pets.

Mould can seriously affect your health; it can trigger various health issues such as:

· Respiratory infections

· Asthma

· Wheezing

· Allergic reactions

· Sneezing

· Coughing

· Depression

· Eczema

· Weaken immune system

Your house should be a safe and warm home, there are ways to avoid mould and to get rid of it. As a council / housing association tenant, you should report your mould concerns to your landlord as soon as possible and urge them to help. Social landlords have a responsibility to make sure your home is fit for habitation, it is their responsibility to fix a mould problem where caused by poor maintenance.

If you have reported the issue to your landlord, and have been ignored for over 3 months (12 weeks) – we can step in. Our team will issue a Letter of Claim detailing the issues at your home, they have 20 days to respond. We also pay for a surveyor to carry out a full evaluation.

Once an inspection report is created, along with a copy of your tenancy file we will move towards settlement and if necessary, issue court proceedings. Members of our team will work hard to ensure repairs are completed within a set time frame with compensation to be paid for your inconvenience.

Our services are completely free to tenants. Our legal fees are paid by the Council or Housing Association upon successful completion of your claim. We would not put our clients in a position where they would have to pay a penny.

For a free, no-obligation call, please contact us on 0800 610 2223 or email info@mlasolicitors.co.uk .

Alternatively, please fill in the contact form on our website or reach out on social media.

Housing Disrepair: Why are complaints important?

Thu, 22 Apr 2021 13:22:18 GMT

If you are curious about why complaints are important in a Housing Disrepair Claim , read on. We use your complaints (or “Notification Entries”) to determine how much compensation you may be entitled to. Should you have any questions, please contact us .

Complaints

Complaints are any type of correspondence (phone calls, emails, letters) you have made to your Council/Housing Association to put them on notice of the disrepair at your property.

Complaints are very important in Housing Disrepair Claims. We use your complaints (or “Notification Entries”) to determine how much compensation you may be entitled to.

We request a copy of your tenancy file so we can locate evidence of your complaints (“disclosure documentation”). We request this directly from your Council/Housing Association in the early stages of your claim.

Once we have received evidence of your complaints, we look for the following:

1. How long you have been complaining for

2. How consistent your complaints have been

3. What investigations (inspections) and/or works have been undertaken (if any), following these complaints to rectify the disrepair

4. Whether you have given your Council/Housing Association enough time to rectify the issues following complaints made (4-6 weeks excl. COVID pandemic)

1. How long you have been complaining for: -

A reasonable period to rectify a repair at your property is usually 4-6 weeks, depending on how extensive the repair is.

If, for example, your complaint is an emergency (i.e., water leaks affecting your light fittings), we would expect your electrics to be isolated quite quickly as this can be dangerous. However, if the leak affecting your property is because of a defective roof, roof works may take a while longer as scaffolding would need erecting, an inspection would need to take place, and thereafter works to the roof.

Please note, here at MLA Solicitors, we only accept cases where complaints have been made for more than 3 months (or 12 weeks).

2. How consistent these complaints have been: -

Consistent complaints are also important. If, for example, you complained about damp and then did not complain again for a further 8 months, the inferences drawn would be that the issue must not have caused too much inconvenience, which would thus impact the amount of compensation owed and the success of your claim.

Further, if there are large gaps in your complaints (6 months to 1 year between complaints), your Council/Housing Association could also argue that they actioned your complaint by rectifying the issue, which would impact the success of your claim.

3. What investigations (inspections) and/or works have been undertaken (if any), following these complaints to rectify the disrepair: -

Following your complaints made to your Council/Housing Association, we also look for any action which has been taken to investigate, inspect, and/or fix the issues. We look for evidence of said measures within the repair’s history of your tenancy file.

If, following a complaint made, your Council/Housing Association sends an Inspector out to the property to investigate the source of the issues and to raise any required works, this would be a reasonable step taken.

Providing your Council/Housing Association can prove they took reasonable steps to identify the issues and propose required works, even if you disagree with the same, this could negatively impact your claim.

Also, if your Council/Housing Association can prove you failed to permit access for required works, this could also negatively impact your claim.

However, following an inspection, if no resultant works are undertaken at the property despite continuous chasers, or if works undertaken are insufficient to fix the issues, you may have a claim.

If your Council/Housing Association arranged for a Contractor to attend your property, but the Contractor who attended could not complete the works required or otherwise missed the scheduled appointment, this would positively impact the success of your claim.

4. Whether you have given your Council/Housing Association enough time to rectify the issues following complaints made (4-6 weeks excluding COVID pandemic): -

We must always allow your Council/Housing Association a reasonable period (4-6 weeks, excluding COVID pandemic) to rectify the outstanding repairs at your property. You cannot report a leak on Monday, and the following week commence a claim for Housing Disrepair if the leak is still ongoing.

Please note, here at MLA Solicitors, we only accept cases where complaints have been made for more than 3 months (or 12 weeks).

Have any questions? Contact Us .

Housing Disrepair: Am I eligible to start a claim?

Fri, 16 Apr 2021 13:50:21 GMT

If you are curious about whether you can start a Housing Disrepair Claim , read up on our eligibility criteria below.

1. Complaints

If you have been complaining about the disrepair at your property to your Council/Housing Association for 3 months or more, we will be able to assist you.

2. Disrepair Type

We can help if you are experiencing any of the following disrepair items at your property:

· Dry rot

· Damp

· Fungal growth (mushrooms)

· Overflowing guttering

· Structural issues (subsidence)

· Flooding and water leaks/ingress

· Roof issues

· Drainage issues

3. Cost of Works

You can only seek Legal Representation for your Housing Disrepair Claim if the cost of the works required at your property exceed £1,000.00. However, we understand you may not know whether this is the case when you contact us.

The reason we cannot assist if the cost of the works fall under £1,000.00 is because your claim will automatically be rendered a small claims’ matter, meaning you will have to commence an action in the small claims’ county Court yourself. Legal Representatives cannot assist as we cannot recover our legal fees for representing you, even if you are successful in obtaining compensation.

An example of works which do not exceed £1,000.00 are remedial works. If your property has suffered from a minor leak which your Council/Housing Association has fixed, yet the resultant damage (such as staining to ceiling and/or wallpaper) remain outstanding, this would be classified as a small claims matter.

4. Rent Arrears

If you have high rent arrears exceeding £1,000.00, we cannot assist with your claim. This is because, even if your case is successful, your Council/Housing Association are entitled to offset any compensation towards your arrears, meaning you effectively come out with nothing.

Further, your Council/Housing Association can choose to not pay our legal fees for representing you for your Housing Disrepair Claim, meaning it would be non-cost-viable for us to take your case on.

5. Location

We can only assist with tenants based in England. We cannot take on clients outside of England – this is because we will face difficulties in sending our Independent Experts out to your property to carry out the required inspection.

6. Previous Claims

If you have previously had a successful Housing Disrepair Claim and was subsequently awarded compensation in full and final settlement, and works were undertaken yet the disrepair returned shortly afterwards, we cannot assist with starting a new claim for you (unless you are a returning client of ours).

If the above is correct, you will need to go back to your previous firm of Solicitors.

7. Property Modifications

For example, if you have fitted a new kitchen in your property without first seeking authorisation from your Council/Housing Association, and the kitchen became damp over time, we cannot assist you in acting against your Council/Housing Association for a Housing Disrepair Claim. This is because, technically, the disrepair is due to “tenant damage”.

Your Council/Housing Association are not liable to rectify the damp in the kitchen, as it was you who fitted the kitchen in the first instance.

Further, if you are going to make changes to your property, you must first seek permission from your Council/Housing Association to make adaptations. If no permission has been granted, this is a breach of your tenancy agreement.

8. Liability

If your Council/Housing Association are responsible for the disrepair at your property, we can assist you in your Housing Disrepair Claim. Examples of disrepair your Council/Housing Association are responsible for are listed below:

· Dry rot

· Damp

· Fungal growth (mushrooms)

· Overflowing guttering

· Structural issues (subsidence)

· Flooding and water leaks/ingress

· Roof issues

· Drainage issues

Your Council/Housing Association only become liable for the disrepair at your property if, following your complaint, no works or investigations (inspections) are undertaken within 4-6 weeks.

Examples of disrepair your Council/Housing Association are not responsible for are listed below:

· *Pest issues/infestations

· Condensation-related mould growth

· Exterior disrepair (garden, fences, etc.)

*If you are experiencing pest issues/infestations at your property, contact Environmental Health.

9. Tenancy Types

We assist with Council/Housing Association tenants only.

We cannot assist with leaseholders, private tenants, and shared ownership properties.

For more information, contact us on 0800 610 2223* or Start Your Claim Online . *Office opening hours are Monday - Friday (9am - 4pm).

MLA Solicitors’ 100 Wills Appeal

Sun, 05 Apr 2020 14:12:03 GMT

Where there’s a Will, there’s a way.

Help our NHS Heroes in their fight against COVID-19. In exchange for a charitable donation to our NHS Heroes in the fight against COVID-19, our dedicated team will remotely write your Will and have it delivered direct to your door.

Here at MLA Solicitors, we’re doing our bit for the NHS. Your donation, whatever the amount, will be sent directly to the NHS to help in their fight against COVID-19 which has already claimed the lives of 4,313 UK citizens at the time of writing.

Marc Almond, Sole Proprietor of MLA Solicitors, will be committing his evenings and weekends to the cause and aims to donate £1,000.00 to our NHS Heroes on the front line.

“We need to do our bit, however small.” He comments. “We all have the power to make a difference. Individuals, organisations and communities should take this opportunity to come together and make a difference.”

“What a belting gesture from my boss.” Shares Miss Fletcher.

“If anyone is considering make a Will, my boss is donating all proceeds from the next 100 Wills drafted to the NHS.” Shares Miss McDonnell. “You pay what you want to pay, but please remember this is for the NHS!”

To have your Will written, please email Marc Almond at reception@mlasolicitors.com or call him directly on 0161 713 0399.

Visit our Go Fund Me Page here: https://www.gofundme.com/f/mla-solicitors-100-wills-appeal?utm_source=customer&utm_medium=copy_l...

We thank you in advance for your donation!

Housing Disrepair Claims FAQ's

Wed, 07 Aug 2019 14:04:18 GMT

We understand that starting a Housing Disrepair Claim can be daunting. That’s why we’ve created this blog designed to answer any questions you may have, from eligibility to possible charges (or lack thereof!). Can’t find an answer to your question? Call us directly on 0800 610 2223 and we’d be happy to help.

Q1: Will I be charged?

No. At no point in your claim will you be charged for our services. Our legal fees are paid directly by your Council or Housing Association upon completion of your claim. Of any compensation awarded, you will receive a percentage depending on the assessed risks associated with your particular matter.

The only time we will ever request your bank details is when we’re paying compensation into your account.

Q2: If my case is successful, what will I have to pay?

You will never have to pay a penny. Of any compensation awarded, you will receive a percentage depending on the assessed risks associated with your particular matter.

Q3: What happens if my claim is unsuccessful?

If your claim is unsuccessful with regards to compensation, you still will not be charged, and the repairs will still be completed in full.

Q4: How does the process work?

We initially ask you questions regarding the disrepair at your property. We then request that you send through images of the disrepair either via WhatsApp or email. Once received, we will then proceed to arrange an agent to attend your property at a time that suits you. Once this agent has attended your property, a letter (called a letter of claim) is then dispatched to your Council or Housing Association. Your Landlord will then have a 21-day deadline to respond and put a plan of action in place for you.

Q5: Do I qualify?

You are eligible to start a Housing Disrepair Claim if:

You're a Council or Housing Association tenant
You've been reporting repairs for 6 weeks or more and no repairs have taken place OR you've been reporting repairs for 6 weeks or more, the repairs have taken place but not properly
The disrepair is ongoing

Q6: What qualifies as Disrepair?

Your Council or Housing Association are responsible for keeping your property up to legal standards of repair - repairs they are generally responsible for include the structure and exterior of your home (walls, roof, foundations, drains, guttering and external pipes, windows and external doors), and also basins, sinks, baths, toilets, pipework, water, gas pipes, electrical wiring, water tanks, boilers, radiators, gas fires, fitted electric fires and/or fitted heaters.

Some examples of disrepair include (but are not limited to) water leaks, water ingress, damp, mould, dry rot, structural issues or faults with your roof, guttering, windows and doors.

Q7: Do you deal with Private Tenants?

No. Please contact the Housing Ombudsman or Citizens Advice.

Q8: Can the Council or Housing Association evict me for starting a Housing Disrepair Claim?

No. Our aim is not to create a bad relationship between tenant's and their Landlord's. Our purpose is to simply get the outstanding repairs completed at your property, and hopefully claim compensation to reimburse you for the stress and inconvenience caused as a result of the disrepair. Your Council or Housing Association cannot evict you for starting a Housing Disrepair Claim. They can, however, evict you if you have high rent arrears, for example.

Q9: What can affect the success of my claim?

There are different contributing factors that may lead to your claim being unsuccessful. For example, notification. During your claim, we review your tenancy file in an attempt to extract every complaint you have ever made in order to calculate what compensation you may be owed. Without notifying your Council or Housing Association of the disrepair at your property, your claim will be unsuccessful.

Another example would be if you (as the tenancy holder) have privately arranged for works to take place at your property without notifying your Council or Housing Association. If these private works are the cause of the disrepair at your property, your Landlord will not be responsible for the resulting disrepair.

Q10: My furniture has been damaged - can I claim for this too?

Yes. If any of your personal belongings, clothes or furniture has been damaged as a result of the disrepair at your property (for example, damp), you can include this in your claim. However, in order for us to claim this back, we do need evidence by way of receipts or bank statements to prove purchase of these items. Please bear in mind that the full cost of said items, unless brand new at the time of being damaged, can rarely be claimed back.

Q11: How is compensation calculated?

In short, we seek to claim compensation to reimburse you for the stress and inconvenience caused as a result of the disrepair at your property. We calculate stress and inconvenience by first determining how long you've been complaining of the disrepair. We then calculate how much rent you've paid during this time. We seek to claim back a percentage of this rent based on how many living spaces in your property are affected.

For example:

Katie has been complaining of ongoing damp at her property for 1 year. Her monthly rental payment is £350.00. Only her bedroom is affected by the damp (10%).

12 x 350 = £4,200.00

10% of 4,200 = £420.00

In this example, Katie's claim is worth £420.00.

For more information on how compensation is calculated, please see our blog on Housing Disrepair: How do we calculate what a claim is worth?

Can’t find an answer to your question? Call us directly on 0800 610 2223 and we’d be happy to help.

Housing Disrepair: How do we calculate what a claim is worth?

Tue, 29 Jan 2019 14:41:26 GMT

This blog post provides you with all you need to know about how we calculate compensation in a Housing Disrepair Claim , and the types of damages covered.

Types of Damages

The amount of compensation owed to you in a Housing Disrepair Claim fall under two categories – general damages and special damages.

General Damages

General damages aim to reimburse you for the stress, inconvenience, and loss of enjoyment during your tenancy due to the disrepair. This is based on a rental reduction.

To calculate your general damages, we need to ensure you have previously made your Council or Housing Association aware of the issues at your property (complaints) and have then given them enough time to complete the repairs (usually 4-8 weeks, depending on the disrepair complained of). It is also necessary to prove that the repairs have caused you inconvenience by way of an inspection report.

How do we calculate General Damages for a Housing Disrepair Claim?

We calculate your general damages using the following formula:

Number of months spent in disrepair x £ rent per month = inconvenience

For example, if your rent is £400 per month and it has taken your landlord 12 months to rectify the repairs from you first notifying them, minus the reasonable amount of time to complete the repairs (4-8 weeks depending on the disrepair), the formula would look like this:

11 months x £400 = £4,400

The percentage repayable will then be assessed. As a rough guide, if you are renting a ground-floor flat with a total of 4 rooms and 2 rooms are damp, for instance, this would be classed as 50% inconvenience as half the rooms are in a state of disrepair.

We would then commence negotiations for general damages at £2,200 as per the below:

Number of months in disrepair (11) x £ rent per month (£400) – inconvenience percentage (50%) = amount repayable (£2,200)

Please note, the above is simply a brief guide. The compensation payable is dependent on the unique facts of each case.

Special Damages

Special Damages are claims for any monetary losses incurred directly because of the disrepair. This can include, but is not limited to:

· Spoiled decorations

· Damaged furniture or items/possessions

· Loss of earnings

For e.g., if you have missed a day of work to facilitate an inspection or repair-related appointment which has later been cancelled.

· Increased utility bills

For e.g., increased electricity bills because of running dehumidifiers to dry out your property following a leak.

How are Special Damages calculated for a Housing Disrepair Claim?

It is important to document all evidence of losses. This type of evidence can include receipts or an extensive written explanation. It is your responsibility to provide evidence of losses, not for the defendant.

If an expense was incurred, your Council or Housing Association does not have to meet it if the cost was excessive – they only must make recompense within reason. To succeed with the special damages’ aspect of your claim, you must establish that:

1. Your loss was caused as a direct result of the disrepair, i.e. there was a causal link;

2. They are reasonable, i.e. your Council or Housing Association is only obliged to recompense a reasonable amount which may not necessarily be the actual amount of the loss you sustained; and

3. You have mitigated your losses, i.e. endeavoured to keep them to a minimum.

For more information, contact us on 0800 610 2223 or Start Your Claim Online .