Update: Should I Ask for a Rent Reduction Due to Major Repairs?

samyall on 27/04/2023 - 08:42
Last edited 27/04/2023 - 11:26 by 1 other user

I wanted to give an update to my previous post about major renovations happening on the apartment I rent.

The good news is we asked for a rent reduction and got it.

The bad news is it was so much worse than we imagined it would be.

From day one it was an absolute shit show. I'll bullet point the problems we faced that led us to biting the bullet and going against the overwhelming wisdom of OzBargain and asking for a reduction.

  • They had this one contractor doing most of the work who was useless. He spent more time complaining about how it was too much work for one person than doing work.
  • They had to grind the concrete and the useless contractor did not take many precautions regarding the dust meaning that our entire apartment ended up covered in a thick layer of concrete dust.
  • We repeatedly asked them to clean the dust in the apartment and they said they would when the works were finished (we did finally get them to agree to an interim clean a month later)
  • The only window in our bedroom was replaced with plywood for two weeks meaning we had no natural light or ventilation in our bedroom for two weeks.
  • For some reason I was in charge of liaising with additional tradies that had to be brought on.
  • When they were waterproofing the concrete the apartment filled with the fumes and we couldn't air the place out as the main source of fresh air was the door which opened up to the area where the waterproofing was. This got so bad that we were feeling light-headed and nauseous so we ended up staying in a hotel one night and then with friends for a few days.
  • The outdoor area was out of action for a total of 9 weeks (RIP summer BBQs).

We were unsure about asking for compensation until we were forced to vacate due to the fumes from the waterproofing where we asked for a refund for the hotel and suitable alternative accomodation. When the REA refused that we wrote them a legal-sounding letter outlined all the of the above with evidence and how nobody (the REA, the builder, strata) would put in writing that the believed the apartment was safe to live in when filled with fumes the tradies wear respirators to avoid. This finally got some action and we ended up getting an approximate 20% rent reduction for the duration of the works (roughly equal to the floor space of the outside area).

Now, OZB loves a poll so lets see what the site's wisdom says about how (profanity) we are when we are up for renewal in September?

Poll Options

  • 15
    No offer for renewal
  • 33
    50%+ rent hike
  • 14
    20-50% rent hike
  • 4
    0-20% rent hike
  • 4
    No rent rise (LL's way of apologising)
Home & Garden

Comments

  • Nugs on 27/04/2023 - 08:54
    +1

    what reduction did you get and for how long?
    .

    • samyall on 27/04/2023 - 09:06
      +3

      Effectively 20% for 9 weeks (total time we couldnt use the outdoor area). This is roughly the %area of the apartment we couldnt use but the calculation was more complicated as we got more money for the nights we couldnt stay there but the works went longer than expected (still are not finished actually but we are just waiting on painting).

  • franco cozzo on 27/04/2023 - 08:59
    +8

    thing i learnt today…. if you bold "(profanity)" it wont be censored!!

    franco cozzo on 27/04/2023 - 08:59 (Collapsed - Offtopic. Show)
    • Nugs on 27/04/2023 - 09:00
      +1

      maybe jv is on to something
      .

      • franco cozzo on 27/04/2023 - 09:01
        +4

        jv would never cuss as it is uncouth and below him/her/they/them

    • ThithLord on 27/04/2023 - 09:03
      +5

      (profanity) (profanity)

      • ThithLord on 27/04/2023 - 09:03
        +1

        lol must only work in the OP?

        • franco cozzo on 27/04/2023 - 09:05
          +1

          how (profanity) we are when we are up for renewal in September?

          op is untouchable & or blessed

    • samyall on 27/04/2023 - 13:19
      +2

      The mods must have noticed - I have been censored!

  • ThithLord on 27/04/2023 - 09:02
    +1

    Damn, OP. Sounds horrendous.

  • soan papdi on 27/04/2023 - 09:10

    How long is the rent reduction for and do you have it in writing? Does the $$ saving compensate for having inhaled concrete dust and the cleaning and running around? You can be sure the LL will raise rents at the first opportunity.

  • Duckie2hh on 27/04/2023 - 09:37
    +2

    At least OP appears to be more reasonable than previous threads asking for huge rent reduction because the "balcony is inaccessible".

  • iamherenow on 27/04/2023 - 09:37

    They had to grind the concrete and the useless contractor did not take many precautions regarding the dust meaning that our entire apartment ended up covered in a thick layer of concrete dust.

    Dust was always going to go everywhere.

    The owner knows this is inconvenient for you, and will tolerate a level of sooking. Unless you have really annoyed them and they want you out, I'd expect rent to return to market value after the works.

  • freefall101 on 27/04/2023 - 10:00

    How much did you ever deal with the owners vs the REA? Owners are often far more reasonable because it's fixing something that could be a long term decrease to the property value, whereas the REA only sees their loss on commission for the property for every cent they give away.

    Sounds like you were pretty reasonable through the entire thing so I'd be surprised if they boot you. But I wouldn't be surprised if they want to recapture some of the lost cost of repairs and lost income, so I'd be bracing for a decent rent increase. That said, it still comes down to the market, they won't be able to charge much more than everywhere else is charging.

  • Ghost47 on 27/04/2023 - 10:04
    +2

    Just move out. You do realise concrete dust is not good for your lungs right?

    • samyall on 27/04/2023 - 10:34

      Luckily all the dust is behind us now and we did raise the health concerns which led to them finding a new labourer. Luckily we have an air purifier which is probably gonna need a new HEPA filter much sooner now.

      • soan papdi on 27/04/2023 - 20:57
        +1

        Surely you turn around at some point?

  • Stopback on 27/04/2023 - 10:29
    -1

    My apartment that I am renting requires major repairs. There is a design flaw in the windows which has allowed water ingress and caused the loggia to need to have the decking replaced.

    The builder reckons it will be a few weeks work as they do not know the extent of the damage.

    The outdoor area is a big part of our life, especially in summer as we BBQ a few times a week and it is where we have our dining table. It also represents about 1/6th of our floorspace.

    So wait they replaced a window and decking?

    Id suggest next time you buy dust covers. Don't expect tradies to do it right.

    Yeah consider drilling some holes in the ply wood. As well for ventilation

    • samyall on 27/04/2023 - 10:35
      +1

      Yeah consider drilling some holes in the ply wood. As well for ventilation

      Not sure how well your solution would work given the works are attempting to fix a water leak…

      Luckily that is all behind us now.

  • Davo1111 on 27/04/2023 - 12:33

    just move out.

    • samyall on 27/04/2023 - 14:44

      I really like the apartment.

      • Davo1111 on 27/04/2023 - 16:03

        and the LL really likes walking over you

  • Surfsalot on 27/04/2023 - 16:18
    +1

    rookie mistake not covering stuff from the dust

  • lostgoat on 27/04/2023 - 16:20
    -1

    Wait till the end of the lease OP and they will finally be able to look after you .

  • WT on 28/04/2023 - 08:41
    +3

    this sort of works should be done between leases.

  • eckorock on 28/04/2023 - 12:55
    +1

    If the works you are describing are accurate, eg drilling concrete floors, waterproofing bathroom with poisonous fumes, then it should be illegal to complete those works with a tenant present, simply from a health and safety perspective, not to mention an ethical perspective of what a landlord should expect the tenant to have to live through.

    You should have been notified to move out temporarily, been charged ZERO rent during that time, and all the repairs should have happened while you were absent.

    Frankly it's hard to believe you were happy to live in that environment, the way you are describing it.

    • samyall on 28/04/2023 - 13:31

      We were very unhappy living like that.

      The biggest lesson learned is for any future works we might experience is to get a timeline of intended works with details of what is going to happen. The biggest problem was we would have maybe 24-48 h notice of what was happening so we couldnt really plan for what was happening. In future I will raise concerns ahead of time, ask what chemicals and processes are happening and get the builder, strata and REA to all agree the place is fit for habitation during the works.

      The other big problem was the REA/LL had no idea what the scope was. I sent them weekly updates hoping they would offer something but they didnt until we wrote out the issues and asked for a rent reduction.

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