Originally posted by artemis
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Mould Issues - Landlord/Tenants at Disagreement
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Originally posted by Pim View PostGo to the DBH website [can't post links], print out the 14 day notice to fix, fill it out and hand it to the landlady on Monday. Don't piss around with verbal agreements. Even if she agrees to fix the problem, hand it to her with a smile and say "this makes it official" or "Just so we all know where we stand". Something like that. TT will want to see that if you have to go to them later to terminate the tenancy or enforce the notice.
I've shown my mother and stepfather the photos and they're really unimpressed by the state of the underfloor. My mom reckons there's way too much mould under there for the landlady to not have known about it, so we'll see how things go.
I'll keep you guys updated!
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Originally posted by ShreddedChicken View PostHey guys,
So things have gotten worse. My flatmate found a way under the floors and things look bad. The insulation under their room has halfway fallen down and there is NO insulation under our floor. Even worse still, is there is tons of mould growing under there on the ground, on the foundation and up the walling and it doesn't
Right now the final outcome is going to probably be the Tribunal no matter what. The real question is, do we take this to the Tribunal to get out of the property or to force repairs? And what do I do about all of the damage to my property? Is that just going to be water under the bridge if we force repairs?
Having said it will stop in it's tracks i cant obviously say how bad it is now or what remedial work may be required to make it good again.Last edited by lawt; 02-06-2013, 01:31 PM.
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Hi guys,
So we had our Monday meeting as planned with the landlady, who also brought her partner. We re-identified all of the property damages with them and came to some agreements on actions that needed to be taken: drainpipes need to be cleared (partially hosed down by landlady's partner onsite), an electrician needs to come and do a bypass on the kitchen extractor fan, the builder organised last-last weekend still needs to come fix the holes in the roofing he identified, the builder also needs to go under the subfloor to further investigate the mould issues, and SCRIPT are going to get rung to find out whether any of their workings on the street have impacted the property (due to water overflow on guttering etc), polyurethane needs to be lined in the gardens and in the subfloor.
My flatmate, as expected, stated that we want to stay on the property and believe that the issues can be rectified with some general repair work and suggested that there could be drainage issues causing the dampness under the property and killing the mould could solve the problems and make the home liveable.
I stressed the importance of removing the mould and fixtures damaged by the mould rather than just killing the spores and hoping they will go away - as dead mould is still dangerous - particularly as the mould has eaten from underneath the subfloor and completely through the floorboards themselves, reminding them the amount of constant cleaning that has been applied just to keep the mould at bay at best.
The landlord's partner suggested that if it was impacting our health conditions then leaving would be the best option and my flatmate stated that she would rather wait for repairs to see if the issues are alleviated and our landlady said something curious - that the offer is on the table now but if we choose not to go with it any further attempts to end the tenancy would be on us. Somehow, I don't think that would be the case - particularly if our health is still impacted and the mould issues are ongoing - is what she is stating true?
Either way, I went to see my doctor today and he made a strong recommendation to leave the property as soon as we are able and that, judging by the impacts it has had on me, the property itself does not sound suitable for living anyways. He has organised to get my blood tested tomorrow to find out whether I am allergic to mould or not but reminded that even if I was not allergic his recommendation to leave still stands.
I typed out Meeting Minutes from the meeting with the landlady and her partner and have sent an email with that and our Issue to Fix attached and have requested that the tenancy be ended due to the impacts on my health. I have also suggested that fees should not be applicable for ending the tenancy early due to the health conditions caused by living on the property, remaining on the property despite the poor building condition and the fact that I have lost over $300 worth contents. I also suggested that if she believed she was due compensation due to loss of tenancy that I would be happy to have the termination mediated by the Tribunal.
Will be awaiting her reply.
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So, within an hour and a half of sending the email to the landlord they rung my flatmate and got very aggressive to her and her partner, growling about sending them an issue to fix the damages (stating that they fixed the drainpipes after hosing them down) and requesting to end the tenancy, stating that we haven't given them enough time to fix the damages and heckled her about finding someone else to take my room and have them stay on and she described them as "very angry and aggressive".
They said they were planning to do things such as get polyurethane lined on the floorboards then carpeting on top of that as well as lining outside the gardening area and use Spray & Walk Away under the subflooring to kill the mould and are very angry that I have been "sending email after email" to them and that I sent them minutes of our meeting on Monday.
So it sounds like we've really riled them up. Landlords, any kind of advice on how to manage any kinds of threats they might try to throw our way?
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The best advice I can give you is to use the tribunal. They would lose.You can find me at: Energise Web Design
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Originally posted by DazRaz View PostReally Drelly? It is in Mairehau. There was some bad liquefaction there. I live in the next suburb west of there and we had a fair bit in places. There could very well be silt up to the floorboards!
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Hi there
I am an Independent Property Manager with several years experience. It would appear that you are doing everything you can to prevent mould. Regardless of whether or not the house is "old" it must be checked for leaks everywhere. The roof may not be leaking but walls etc could be. I would try and find out if the house is insulated and if not speak to the owner about it however it would seem absurd if it was not and she had installed a heat pump!!
You cannot possibly stay there if it is making you so sick and I would suggest that you either give notice to vacate or give her 14 days notice to rectify the situation (given that you are doing everything in your power to get rid of it). I would not allow any of my tenants to live in a situation like that and tell them "thats life". You could also perhaps mention to her that the Government have a scheme going until September to insulate homes which she may be eligible.
Hope this is of some assistance and good luck.
Kind regards
Judy Morgan
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Originally posted by Judy001 View PostI would try and find out if the house is insulated and if not speak to the owner about it however it would seem absurd if it was not and she had installed a heat pump!!
Most older houses will have, at most, only the ceiling and underfloor insulated as it is costly to insulate the walls. A heat pump in this situation is effective.
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Mould issues
Originally posted by revdev View PostTwo quick questions:
1. Are you on periodic or a fixed term tenancy?
2. What is your desired outcome - remain in the house and try to remedy the problems (with both house and LL) or to exit your tenancy?
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Originally posted by richard evans View Post99% of dampness in houses is caused by occupiers( owners or tenants) failing to ventilate properly.
N.B.
- 'Science' would mean a statistically significant and generalisable result from an adequate (i.e. diverse across climate zones, construction types, house sizes, and different household structures) sample of investigations by properly qualified experts; and preferably more than one study.
- Given your assertion, I'd want that scientific evidence to also conclude that in those 99% of cases, structural or exterior changes to the property to reduce the likelihood of dampness and/or improve the residents' ability to ventilate (e.g. kitchen and bathroom extractor fans, ceiling and underfloor insulation, underfloor damp-proofing, energy-efficient heating, adequate clearance from house to trees/dirt banks, security stays on windows so they can be left open with noone home) would make no difference to indoor humidity levels.
- Anecdotes are not science.
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Originally posted by richard evans View PostIts is one of my annual hobby horses!99% of dampness in houses is caused by occupiers( owners or tenants) failing to ventilate properly-it really is that simple. I have been a property manager and landlord for over 20 years and tell all my tenants that if they make the house mouldy by NOT ventilating then they will be liable for making good any damage. No exceptions!
This is a Christchurch house in a suburb which is somewhat east, mould UNDER the floor, blocked gutters, holes in the roof and you would want the tenant to pay?
Just wow!
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Originally posted by Sante View PostReally? What science do you base this upon?
N.B.
- 'Science' would mean a statistically significant and generalisable result from an adequate (i.e. diverse across climate zones, construction types, house sizes, and different household structures) sample of investigations by properly qualified experts; and preferably more than one study.
- Given your assertion, I'd want that scientific evidence to also conclude that in those 99% of cases, structural or exterior changes to the property to reduce the likelihood of dampness and/or improve the residents' ability to ventilate (e.g. kitchen and bathroom extractor fans, ceiling and underfloor insulation, underfloor damp-proofing, energy-efficient heating, adequate clearance from house to trees/dirt banks, security stays on windows so they can be left open with noone home) would make no difference to indoor humidity levels.
- Anecdotes are not science.
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