We were instructed at the start of November 2020 by Dr C from Southeast London who had been experiencing ongoing leaks within her leasehold flat since 2006. We took her case on under a ’No Win No Fee’ agreement.
Our client purchased her leasehold property in the summer of 2006. Within just a few months leaks began to appear from both the ceiling and walls in her living room, hallway and main bedroom. Our client contacted the freeholder who responded by sending a contractor to check the roof and guttering. The contractor reported that the leak in the living room was being caused by water running from the box guttering and along the top of the windows, he couldn’t find the cause of the leaks in the hallway and bedroom.
Although the freeholder was aware of the issues and of the cause of one of the leaks this was not fixed and no further investigation to find the cause of the other leaks occurred. Our client contacted the freeholder multiple times via telephone and email over the next few years to no avail.
In June of 2011 a new leak appeared in the living room, this was in a separate area to the leaks that had been constantly reported since 2006, this again was reported to the freeholder who eventually sent a contractor to check the roof. The contractor reported that there was a substantial issue with the rear wall and some months later a team of workmen attended the property, they made repairs to a 90-degree bend in a relocated drainage pipe and cleared the gutters but this unfortunately didn’t solve our client’s problem and the leaks carried on for a further eight years
At the end of 2019 our client noticed a crack forming on one of the walls in her living room, this was reported to the freeholder on a weekly basis along with the ongoing leak reports but again our client received no response from the freeholder. The crack had grown significantly larger by the summer of 2020. Our client inspected the corresponding exterior wall herself to find that it was damp with a large amount of moss growth. After numerous more emails and calls our client did eventually receive a response from the freeholder who informed our client that the issue was reported to the repairs team however no investigation or attempts at repair took place.
The freeholder made very little attempt over fourteen years to adequately investigate or repair the external damage which was the root cause of the internal disrepair therefore we took our clients instruction and gathered evidence of the fourteen years of correspondence between our clients and the freeholder plus copies of the original lease and appointed an expert surveyor to assess the property and report his findings.
Our expert surveyor reported that some of the main issues were but not limited to bulging and damage to ceilings, plasterwork, skirting boards and flooring caused by numerous untreated historical leaks, a large structural crack in the living room caused by the degrading of the substrate due to excess water in this area plus damp exterior walls with a large amount of moss growth, all of which were related to the roof and guttering which was in severe structural disrepair
We sent a detailed letter of claim to the freeholder setting out that they were in breach of express and implied terms of tenancy and/or breach of their statutory and common law duties by not adhering to the clauses outlined in the leasehold regarding the freeholder’s responsibility for the maintenance and repairs of the structural integrity of the building.
Neither the freeholder nor their solicitor acknowledged our letter of claim and after chasing them countless times for a response we went ahead and issued court proceedings. Some weeks later and well into the procedure for issuing we finally got a response from the freeholders’ solicitors who let us know that they had instructed their own surveyor to assess the property. The survey went ahead as planned and the other party’s expert agreed with our expert surveyor on all counts of disrepair.
We made an offer to the freeholder to settle out of court but our offer was rejected therefore we continued to prepare for a trial. A matter of weeks before the trial date the freeholders’ solicitors came back to us with an initial offer, we refused the initial offer but after a few more days of negotiations our client accepted a part 36 offer of £19,500 in damages with all repairs and legal fees covered by the other side
Our client’s had up until the point of instruction lived in a state of disrepair for fourteen years and whilst getting their home returned to the state it should have been in was the priority the compensation that our client received for fourteen years of stress and frustration came a close second.
For more information on how compensation is generally calculated, read our article on this subject: https://www.mjvlaw.co.uk/legal-news/housing-disrepair-compensation/
by Jane Willacey
We were instructed at the end of April 2021 by Mrs O from South London who had been experiencing ongoing leaks, damp and mould within the leasehold flat she had shared with her husband and three children since 2019. We took her case on under a ’No Win No Fee’ agreement.
Our client and her family moved into their first floor flat in 2012 and in 2014 they purchased the leasehold. In early 2019 wet patches and mould started to appear on the walls and window frames in both the kitchen and the living room and soon after it quickly spread to the flooring and throughout other rooms. Our client checked with their downstairs neighbour who confirmed she was experiencing the same issues and together they looked over the exterior walls finding that two walls on one side of the building were very wet and covered with algae.
Our client tried multiple times to contact the council who owned the freehold of the building but she didn’t get a reply. Our client continuously called and emailed the freeholder over the next few months to no avail.
By the summer of 2019 the disrepair was getting progressively worse, our client was spending both time and money washing down and repainting walls, cleaning carpets and replacing soft furnishings that had become saturated with damp and mould. It was at this point that the freeholder sent a contractor to the property who cosmetically covered up the damage by painting over the offending mould on the walls and window frames however no repairs and no investigations into the root cause of the disrepair took place.
At the start of 2020 a particularly long spell of heavy rain caused a major leak in the bedroom, water had poured through the light fitting resulting in the electrics shorting out. Our client was living with no electricity supply to this room but the resulting emails and calls to the freeholder again were ignored.
By the early spring of 2021 our client and her family had lived in a state of disrepair for over two years which had really taken its toll and had a detrimental impact on the family. It was at this point that our client felt that they could no longer live in their property whilst it was in such a severe state of disrepair, their physical and mental health had been severely affected and to provide a better home for herself, her husband and their children they took the decision to rent a property paying a reduced rent through their church until the disrepair was rectified. Our client was now effectively paying for two properties putting a heavy strain on their financial situation.
The freeholder made no attempt over two years to adequately investigate or attempt to repair the external damage which was the root cause of the internal disrepair therefore once we took instruction we gathered evidence of the correspondence between our clients and the freeholder plus copies of the original lease and appointed an expert surveyor to assess the property and report his findings.
The surveyor reported that some of the main issues were an active leak from a soil pipe causing penetrating damp and mould in the kitchen and bathroom and an active leak coming from the above property, which resulted in numerous problems such as black mould, damp, moss growth, rotten panelling, spalled plaster, lifted flooring and warped doors and frames.
We sent a detailed letter of claim to the freeholder setting out that they were in breach of express and implied terms of tenancy and/or breach of their statutory and common law duties by not adhering to the clauses outlined in the leasehold regarding the freeholders responsibility for the maintenance and repairs of all common area water and waste pipes.
The other party’s solicitor acknowledged our letter of claim but didn’t contact us with a reply, however after chasing them for some weeks they did eventually instruct their own nominated surveyor to assess the property. The freeholder’s expert surveyors report agreed with ours therefore we made a settlement offer.
Our offer was rejected and liability was denied with the freeholder stating that our client “should claim on their insurance”. We argued that even if our client was able to claim on her insurance for damages the leaks would first need to be stopped and this was the freeholder’s obligation under the express and implied terms of tenancy.
All of our subsequent offers were rejected and the council continued to deny liability therefore we issued court proceedings. As the date of the court case grew closer the freeholders’ solicitors contacted us to let us know that they would now welcome an offer of settlement, we made an offer based on the monthly rent valuation of their property, the amount of time that had passed, the effect on the families physical and mental health and their excess outgoings for rent on their temporary property. Our offer was again rejected by the freeholder with their counteroffer being well below par and in turn rejected by us.
Fast forward to just two days before the trial date, the freeholders solicitors came back to us with a part 36 offer to settle out of court of £25,600 to cover damages and repairs with all their legal fees recovered from the other side. After discussing this offer with our client she accepted.
Our client’s had up until the point of instruction lived in a state of disrepair for over two years and whilst getting their home repaired and returned to a liveable state was of primary importance the compensation that they received helped immensely with getting their lives back on track.
For more information on how compensation is generally calculated, read our article on this subject: https://www.mjvlaw.co.uk/legal-news/housing-disrepair-compensation/
by Jane Willacey
We were instructed in November 2020 by Mr and Mrs Z from South London who had been experiencing substantial and ongoing disrepair since they moved into their leasehold property in the spring of 2012.. Having spent nearly eight years trying and failing to get the freeholder to repair exterior damage to the property which was causing internal disrepair they contacted us and we took on their case under a ‘No Win No Fee’ agreement.
Soon after moving into their ground floor flat our clients became aware of excess humidity in the bathroom which was causing condensation to run down the walls resulting in puddles on the floor. Our clients reported this to the freeholder who sent one of their contractors to inspect. Our clients were informed by the contractor that this is only condensation and there is nothing that can be done.
In the early winter of the same year our clients noticed that black mould was beginning to form on the walls of the bathroom. Our clients reported this again to the freeholder who informed our clients that this would be the clients responsibility. The freeholder refused to take any action to inspect the property.
By the middle of 2013 the disrepair was getting much worse. The excess moisture was affecting the metal fixtures of the bathroom which began to rust and the exterior wall of the bathroom was wet to the touch after rainfall, the black mould was also spreading and becoming thicker than it had been the previous year. Furthermore, the mould and damp started to appear in all of the other rooms of the property causing extensive damage to carpets, laminate flooring, walls and soft furnishings. Again, this was reported to the freeholder and an inspection took place, this time it was identified that part of the problem was likely to be that the soil outside the property was too high and situated far above the damp proof course causing excess moisture inside. However, despite the initial investigation the freeholder made no attempt to rectify the issue.
Towards the end of 2013, our clients noticed water leaking from the light fixture in their master bedroom. This was reported to the freeholder and the leak was stopped and ceiling painted. However, mildew started to grow on the ceiling of the master bedroom suggesting that the damage caused by the leak had not been properly rectified and instead just cosmetically covered up.
In the spring of 2014, our clients sent the freeholder a letter setting out all the complaints and repair requests that they had previously made to them over the two years of living at the property. The freeholder responded to this letter by telling our clients to use a better quality of paint and to paint over the areas where the black mould is showing through.
The disrepair carried on for a further six years with conditions gradually getting worse each year. Our clients were fighting a losing battle with the freeholder and as well as living in an unsafe environment they were spending hundreds each year having to replace flooring and soft furnishings that become saturated with damp and mould, this was having a detrimental effect on both our clients physical and mental health.
The freeholder had made absolutely no attempt to repair the damage and/or adequately investigate the root cause of the disrepair over the 8 years the clients had lived at the property, therefore we gathered all evidence of correspondence between our clients and the freeholder plus copies of the original lease and instructed a reputable surveyor to assess the property who reported that the level of disrepair was indeed substantial.
We also instructed a structural engineer who cited negligent building construction including but not limited to cold bridges, cracks and access holes in the exterior walls, soil above the damp proof course and ineffectual guttering and wastewater management all of which contributed to the very high levels of humidity, condensation and black mould. The experts concluded that the extent of the black mould and absence of proper ventilation was an urgent health hazard.
We sent a detailed letter of claim to the freeholder setting out that they were in breach of clauses of the lease and/or breach of their statutory and common law duties. The Freeholder denied liability stating that they were only responsible for the exterior of the property and not responsible for the clients’ interior disrepair which may have been true had the interior disrepair not been caused by exterior negligence.
The freeholder continued to deny liability even after appointing their own expert surveyor to assess the property, their surveyors report agreed on all counts with our experts report therefore we issued court proceedings. The freeholder at this point accepted that they need to take this seriously and entered negotiations with us. After numerous below par offers from the freeholder our client accepted a part 36 offer of £10,000 in damages with all repairs to be completed within 120 days plus all their legal costs recovered by the other side.
Our client’s had up until the point of instruction lived in a extreme state of disrepair for a total 8 years and whilst the most important thing for our client’s physical and mental health was getting their home repaired and them back to a good standard of living, the compensation payout that they received for all the distress and health implications caused came a close second.
For more information on how compensation is generally calculated, read our article on this subject: https://www.mjvlaw.co.uk/legal-news/housing-disrepair-compensation/
