Winter sets in. cross the land, in rented homes, condensation drips down the walls, and tenants spend their days wrapped in quilts and several layers of cheap fleeces blankets, woolly hats, and mittens as they watch plumes of frozen breath snake cross their lounge.
Many tenants face a choice: heat or eat. This all the more difficult as they cannot choose the one thing that could ease and enable economy. Unlike owner-occupiers, renters have their heating is decided for them, and no matter how much heat bleeds into the outside world, they are helpless.
Heating isn’t boring: it’s vital and problematic. Tenants often move in a hurry, and the idea of them making a leisurely selection between masses of flats is a myth. They have no choice about what heating they have, and despite flat hunting with a wish list they must accept what’s on offer.
In many flats, especially at the ‘affordable’ end of the market (a new euphemism for run down) white meter heating and storage heaters is the norm, which makes me all nostalgic. Storage heater, oh my storage heater….Wickedly expensive, but there is no coming home to a cold house. I miss storage heaters.
Gas heating is for families, not shared housing occupied unrelated tenants who use the rooms at different times of day, where heating one room by switching on the whole system can cause midwinter inter-tenant cage fighting.
There is no easy solution. Tenants are often barred specifically in the rental agreement from using portable gas heaters (which are seen as hazardous) and can’t rely on fan heaters (uneconomical) or portable oil radiators (the same.)
And once you’re in, you’re stuck. My friend is lumbered with storage heaters which her landlord seems unwillingly to replace, run from a pay-as-you-go meter, which always cost more. If being a rentier is to become more professional and homes made to suit the needs of tenants and no the pocket of the owner’s profit motive, then supplying energy efficient heating must be somehow obligatory.
Electric heating is ideal for HMO’s: permitting those at home to heat their own space. Which is also its curse (I once found a co-tenant toasting her toes mid-summer using a three bar electric ‘because it felt nice.’
I used to rage about the many defects of the Dovecot I once lived in, but at least it was insulated to the point of being hermetically sealed, and fitted with heating suitable for a one bed flat. Tenements and conversions have solid, not cavity walls, supplied with ancient boilers and no heat in the bathroom, which was often formerly a cupboard and so acts a Petri-dish for fungus.
There are schemes for efficient heating, but they all offer interest free loans, and what tenant would incur enormous debt to pay something that will enhance their landlord’s property, while landlords do not care about the tenant’s bills? Nobody pays for improvements and updates and so everybody loses: landlords when tenants cannot pay to heat a house sufficiently to eradicate condensation, and tenants who freeze. Lose-lose, then. In a freezing cold house.
http://rentergirl.blogspot.co.uk/2008/11/i-dreamed-i-dwelt-in-dovecot-towers.html
http://rentergirl.blogspot.co.uk/2008/08/i-know-jolly-policeman.html
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I'm in a Glasgow tenement. A single glazed one (of course). My bedroom window doesn't even shut properly. You can hear the wind howling through it, at times. And the draught is obvious. Suffice to say, the landlord makes no mention of this, unless you do.
My flatmate and I are rather dreading our first bill from British Gas. Luckily we have central heating. I've paid through the nose for storage heaters before. And this idea of planning tomorrow's heat is lost on me.
I'm a little tempted to tell our nonchalant accidental landlord that we will be paying half of the bill, and that we're happy for her to pay the rest. But of course, I don't. She has a flat that she's rather sell, but can't face losing money on. Which always makes me laugh. lanldords that can't stand to lose money, while letting tenants pay through the nose.
Tenements have much to commend them, but they are solid walled non-insulated heat sharers. Houses must be energy efficient. In theory, at least. But what do tenants do when landlords have no intention of paying for what they see as an improvement on a building they do not occupy?
Yes, exactly. Tenants can't do anything can they. And the landlord has long stopped caring. Which is why we urgently need regulation; to help and require landlords to a) know the energy 'efficiency' of their property and b) do something about it, with the guidance of experts.
I know that the Transition Towns Network have pioneered the idea of "draught busting" events, where locals turn up at someone's house for a couple of hours to get some advice on draught busting and take away some materials to try at their own place. It's a good idea that works well because it's localised. I look forward to attending. It would be wonderful if landlords thought to do the same.
Government initiative out today
-also available for tenants;
http://www.guardian.co.uk/environment/blog/2013/jan/28/green-deal-homes-energy-efficient
Regards, HB Welcome
"Winter sets in. Across the land, in rented homes, condensation drips down the walls, and tenants spend their days wrapped in quilts"
Most of them don't.
The majority of private tenants are out working during the day.
-unless they have been grafting on the night shift, in which case they will be tucked up in bed with a hot water bottle.
-If they are shirking, sorry, working from home they can claim the extra heating off their tax bill. Maybe even chip in a tax deductable contribution for the extra wear and tear on the boiler.
A higher percentage of private tenants work than do owner occupiers.
A lot more strivers than skivers.
Regards, HB Welcome
What do you mean by "Winter sets in"?
Winter is on the way out.
The shortest day has gone, snowdrops are showing, daffodils are on their way and the birds are singing.
Soon, tenants will be flinging open the windows and giving them a thoroughly good spring cleaning.
Hopefully keeping warm in the process and ventilating the property correctly, as per the agreement to keep the property in a tenant like manner.
Regards, HB Welcome
Brilliant! Trying to reframe my argument by attempting to place me as steroptyping and demonising all tenants! 'Spend their days' is an expression, you idiot! Winter is here for another six weeks, and across the country it will remain cold throughout March and April. I also note that you do not address the problem: landlords won't pay for modern efficient heating.
"Soon, tenants will be flinging open the windows and giving them a thoroughly good spring cleaning.
Hopefully keeping warm in the process and ventilating the property correctly, as per the agreement to keep the property in a tenant like manner."
Think reader totally misses point of serious blog post addressing the serious issue of poorly insulated homes, escalating fuel bills and lack of any call on landlords to try and do anything about it. Thick reader instead takes opportunity to make cheap, smug jibe about the responsibilities placed on tenants, to clean windows. Am left wondering which rock you crawled out from.
I also note that you do not address the problem: landlords won't pay for modern efficient heating.
As per my first reply, landlords don't need to. Here is an easier to understand explanation;
http://www.greendealuk.co.uk/
On 1st October 2012 the UK Government launched the first stage of the UK Green Deal Scheme. The UK Green Deal Scheme will make it possible for millions of home and business owners to have energy efficient improvements to the value of £10,000 or more installed in their properties at little or NO UP FRONT COST to the owner, tenant or landlord.
It came into effect yesterday.
Regards, HB Welcome
Smug prick fails to read article properly. (or even at all). Double fail.
See this HB. It's in the media, so it must be true, to use your argument.
http://www.guardian.co.uk/environment/2011/dec/20/green-deal-fail
Hi there, I wonder if you could email me. I would like to speak to you about your blog.
regards
Paul
paul.desousa@rightmove.co.uk
I'm in the United States so some of this I don't understand, but one thing I do get is that people who rent, depending on their economic situation, are at the mercy of the one's they are renting from.
The only thing, I imagine, is to hope that the person you are renting from has mercy, or compassion, or maybe even, dare I say it, both.
Thank you, 'Rent.' I know that tenants in the US enjoy (it varies from state to state) rente controls and greater security than in the UK. Tenants in the UK can be given 2 months notice on a whim: there's no need for any justification. So tenants who complain to a bad landlord about broken/indequate heating could easily be shown the door.
"they can claim the extra heating off their tax bill."
They can't.
They can;
http://www.hmrc.gov.uk/incometax/relief-household.htm
If you have to work at or from home you can get tax relief for the extra household expenses that you have to pay. Typically these extra expenses include:
•the extra cost of gas and electricity to heat and light your work area
No, that's only extra because they at home, not because that home is inefficient.
It's £18 a month, flat rate. Everyone claims it regardless of whether or not they actually work from home. I do, and I only occasionally work form home. It doesn't even begin to cover actual expenses incurred.
Hello Dazzla,
I understand what you are saying but it's not quite correct.
Your £18/month relates to a reasonable amount for only minor usage of a home for business. At this level you should not receive a detailed enquiry by HMRC.
-Actually you are slightly overclaiming on what HMRC deems reasonable. It used to be £3/week but it has just gone up to £4/week.
However, as stated, for someone working from home all day, it is allowed to claim the actual costs incurred- including any extra paid because the property is energy inefficient.
This link explains (example 4 in particular);
http://www.hmrc.gov.uk/manuals/bimmanual/bim47825.htm
So, if you are working from your energy ineficient home and using £100 a week heating the room solely for business purposes, it is permissible to claim for it for the hours you are working.
-If you do claim such amounts, I would recommend keeping impeccable records and proof.
Regards, HB Welcome
Right what are we looking at today?
Let's see "ya da yada, landlords should provide replacement heating for their tenants ya da yada".
Ok I'm against it as the tenants should check what the heating system is before they move in.
I do though appreciate that you call it "condensation" rather than "condensation damp" which is Shelters preferred term.
I had a problem with condensation in my own home but solved it by opening the trickle vents in the bathroom and opening the windows when the weather allowed.
Perhaps tenants should try the same before expecting landlords to install new heating.
Also I agree that the Green deal is a complete waste of time. I certainly wouldn't ever buy a property which had a green deal in place.
Hooray we agree on something!
Hello Barney,
For clarification, I'm no great fan of the Green Deal myself (although I have looked into it a bit more than most). I was simply pointing out to Penny that tenants can do something about their situation, unfortunately she took offence to the way I pointed it out.
However, if you really are one of those evil, despicable 'rentiers' Barney ;-
"the Green deal is a complete waste of time."
Not necessarily. It's been such a flop, they are desperate for any takers.
What if one of your pre-war boilers has just about spluttered its last?
Wouldn't it be loverly to whack in a brand new 'A' rated energy efficient boiler and put the 2 grand cost onto the tenant's leccy bill?
How about buying that boarded up, old, crackhouse?
New double glazing, new doors, re plastering (over the interior solid wall insulation), eco lighting, new shower, radiators, windchimes and beanbags.
-All installed and paid for by the new mug occupier.
Play it right and you'll even get a grand 'cashback' to blow down the lapdancing club.
I'm obviously taking the mick but you get the idea. There were a few caveats in the old schemes to try and prevent this kind of thing, though I've not seen much in the Green Deal small print so far.
Even if there is, I reckon there will be a few of the naughty ones out there who will find a way to exploit it.
Maybe Government realised this and have sneaked in a backhander for landlords and developers under the guise of saving the planet.
-If RG still bothers reading my comments, we might see a "Failed Green Deal Used To Line Landlord and Developer Pockets" article in next week's Guardian!
Regards, HB Welcome
Hi HB
I am pretty sure that I could get a new boiler cheaper on the open market than with the green deal.
I also believe that price is set by how much a person is willing to pay as opposed to the sum of the parts of producing an item. I would wager I could save more money on heating by shopping around than by buying a new boiler.
Regarding the boiler being paid for by the savings on the tenants heating bill, can you imagine asking RG to hand over the £20 a month you supposedly are saving she would have a canary.
The worst thing though is that the monies outstanding on the green deal are transferable when you sell a property.
The government either has schemes which are unpalatable such as the green deal or ridiculously generous such as local housing allowance. If they had a scheme in between it would be the same as the free market offers.
- Renter Girl -
I'm sorry to hear that they don't have stricter rules when it comes to renting an apartment where you live. That's too bad.
The one thing I think people everywhere want is food, clothes, and a nice place to live. The basic necessities.
I hope your blog brings more awareness to the needs of tenants in your country.
But don't feel too bad. Here in America, there are still some problems with renting. Especially in places where we call "low income".
Local Housing Allowance is only generous to lamdlords.
And yes Rent - I've heard of those problems - we have them too.
Ah, Barney, you're like that kid in the playground, trying to make fun of the teacher.
"..tenants should check what the heating system is before they move in."
I had a problem with condensation in my own home but solved it by opening the trickle vents in the bathroom and opening the windows when the weather allowed."
It's funny to see you missing the point, so wildly. I'm starting to think you really are stupid, and not just obtuse. Heating a property, and making it energy efficient is about more than just the "heating system" you idiot. It includes proper insulation, and double glazing etc. (But you've got all the answers haven't you, it's all so simple.). Of course, they won't all be perfect but where is there any inclination on the part of Govt to make landlords improve them? Now, I know it's a free-lunch you're really after, but let's remember landlords are running a business here. And that tidy profit should come with some conscience, and obligation.
And hell, I can look at the radiators or storage heaters sure, and pray real hard that they work adequately (just like everything else). I can even give the landlord benefit of the doubt, and hope he/she is being truthful when they answer me with the typical nonchalance/apathy and tell me just that "yeah, they're fine". (I've met landlords before who don't even know how the fucking heaters work.
But that is the extent of it. You get shown round, usually very quickly by a landlord, and you are forced to just take the bloody risk.
You are so fecklessly out-of-touch with the perils of home-hunting as a tenant though, I wouldn't expect you to understand. And your smug tone speaks volumes about what kind ill-informed robot (of a landlord?) you are. One lacking in any compassion.
"but where is there any inclination on the part of Govt to make landlords improve them?"
That's kind of the point of having a private rental sector it's independent of the government. Private landlords prioritise our expenditure to meet the demands of the market.
"Now, I know it's a free-lunch you're really after, but let's remember landlords are running a business here. And that tidy profit should come with some conscience, and obligation."
Very few landlords make profits on renting but are comfortable with the losses on my properties as I look on subsidising rents as an alternative to paying into a pension. I do though agree that it is a business and not a charity.
If you rented a property with storage heaters then that is your choice.
I personally wouldn't buy a property with storage heaters as they are expensive, give out poor heat and if they breakdown you are at the mercy of the big utility companies timetable to repair.
However I also know that it was fashionable in the 80s to build flats that did not have gas so replacing storage heaters can be problematic.
To claim that tenants do not know what heating systems are in the flat they are going to rent is ridiculous.
It would be included in the advert for the flat, available to check at the viewing and also included on the EPC (which landlords have to pay £100 to produce).
You may believe that I lack compassion (which I don't) but I believe that you lack personal responsibility.
"To claim that tenants do not know what heating systems are in the flat they are going to rent is ridiculous."
Try reading my post. I claimed that whatever heating system one is faced with, they can never be sure if they are a) even working properly or b) efficient. Storage heaters and economy 7 were shouted about years ago, as being the new efficient alternative. It now transpires that half these "cheaper" tariffs are actually not.
But, according to you, we're flooded with options anyway; at will to pick and chose our next abode. Like i say, you are grossly out of touch with the perils of home-hunting as a tenant; the imminent deadlines (that can come from nowhere), the prospective flatmates that like to pick and chose (and take an age about it sometimes) the flats that might have working heating (we're told) but a tonne of other problems besides, the landlords that wanna insist on cash etc etc... I could write a book on this alone. You think we just find the one with the best heating, and all is good in the world? Wake up for Christ's sake.
As for your response to this..
"but where is there any inclination on the part of Govt to make landlords improve them?"
That's kind of the point of having a private rental sector it's independent of the government. Private landlords prioritise our expenditure to meet the demands of the market.
"Demands of the market" you say? That "but we're providing a much needed service" bullshit. Please, do me a favour. Every property bought by an investor is one less *home* for someone else. You wanna take it from us and then tell us how lucky we are? And homes have been independent of the British Govt for too long now, that's for sure. There is no moral conscience. You seem smugly content with that. You're alright Jack. Fuck the rest eh.
And you
" .. personally wouldn't buy a property with storage heaters as they are expensive, give out poor heat and if they breakdown you are at the mercy of the big utility companies timetable to repair."
Buy? Buy? We're talking about renting here. It's a DIFFERENT BALL GAME.
"But, according to you, we're flooded with options anyway; at will to pick and chose our next abode. Like i say, you are grossly out of touch with the perils of home-hunting as a tenant; the imminent deadlines (that can come from nowhere), the prospective flatmates that like to pick and chose (and take an age about it sometimes) the flats that might have working heating (we're told) but a tonne of other problems besides, the landlords that wanna insist on cash etc etc... I could write a book on this alone. You think we just find the one with the best heating, and all is good in the world? Wake up for Christ's sake."
You're right these problems are insurmountable!
Put them all together and you have the average flat-hunt. Half decent, warm and insulated homes would be one less box to have to try and tick!
And this is not just any box, this is the box that might save you (and any children) you have from a) being freezing in your own and b) debt ridden poverty. Get it now? Good.
I know this isn't quite the right post to bring this up but would you be able to do a post on the eviction process?
You mention the threat of eviction fairly often but never seem to follow up on the details of the process.
There are many myths around eviction (on both landlord and tenant sides). It would seem like your bog would be a good place to provide tenant's with a solid information on what a landlord can (and more importantly) can't do. I have tried to search your blog but haven't had any luck (apologies if there is one already).
I think tenants would be less susceptible to threats from landlords if they knew their rights.
A large chunk of the bad practices:
- frequent/unannounced "inspections"
- withholding of deposits
- large rent increases
- eviction without notice
you mention are already covered by existing laws
- harassment laws
- deposit protection
- can only raise rent by agreement or by section 13 notice which allows the tenant to request a binding rent assessment to a fair rent.
- the section 21 process is actually heavily weighted in the tenant's favour
Unfortunately lack of tenant knowledge allows bad landlords to get away with it.
For example (getting back on topic with the poor heating issue) it is now illegal to market or let a property without having an energy performance certificate (EPC)that ranks the property from A (sparkling eco home of the future) to G (Dickensian slum). So now tenants have at least some idea of how good or bad any property is.
If the heating system doesn't work (e.g broken boiler) the landlord must repair it and the tenant has the right to ask the council for an inspection which can force the landlord to repair the property or even repair it on his behalf and bill him (or her).
sorry, above post should have been directed at rentergirl
BeeBee
Here's one resource, but i'm not sure it answers you properly BeeBee.
http://www.retaliatoryeviction.com/
Bee Bee: I leave advice links on the side panels. Shelter are the best place to go for advice.
Oh: Barney, I would follow Shelter and refer to the correct term they use ie 'Condensation Damp' but everybody but you recognises tht condensation is simply form of damp. I was told this by the then hed of all the Environmental Health officers in England. Shelter rule!
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