A study of 500 private sector tenants claims that two thirds have had to dip into their own pockets to fund repairs because they could not wait for the agent or landlord any longer.
The study - given added topicality by the interest in private sector repairs in the context of like new revenge eviction' legislation - shows that two thirds of tenants also say it takes their landlord too long to respond to emails and calls about problems.
However, the good news is that over 80 per cent say their landlord or agent is approachable and friendly, and only 12 per cent claim their landlord has made promises that he or she could not keep.
The recent case of Edwards v Kumarasamy, highlights the legal responsibility that landlords have under the statutory requirements of Landlords Repairing Obligations, part of the Landlord & Tenant Act.
Edwards was a tenant renting a flat from Kumarasamy. This case features his claim for compensation, when he tripped on an uneven paving slab on the outside path to the parking and communal bins area. The Court of Appeal held that as the landlord had a right to use the path under his lease from the freeholder, he had a sufficient estate or interest' in the area to satisfy section 11 - and so was liable for the repair.
Jane Morris of PropertyLetByUs - the organisation which commissioned the study - says every landlord has a duty of care and should respond to tenants emails and calls with 24 hours if possible.
Our research shows that the most common cause of complaints are faulty boilers; leaking roofs; faulty showers; mould and condensation; leaking bathroom and window locks; broken windows; smoke alarms; and pests and vermin. Some of these can be very dangerous for the tenants, so it imperative that landlords carry out repairs to their properties within a reasonable time she says.