Rogue landlord
After a two year court case against landlord and flat agent, I won on 7 September 2023. Today, I’m facing homelessness due to rogue landlord and Hackney Council supporting him!
I’m
not alone!
My
bathroom was flooded on 1 December 2023. I
reported to landlord. Work was over on 6 December 2024!
Fri,
1 Dec 2023 at 10:51 From: sybille castelain To: Landlord
Cc: Josie C (Housing Benefit
Officer)
Re:
Proposed Rent Increase / Leak
I
do contest the rent rise of 40%.
18
months after the new bath, the bathroom was flooded. I have tried to dismount
the board... I don't understand how a leak could appear so soon after bath was
fixed! Please let me know when Plumber
can come.
Sat,
2 Dec 2023 at 12:44 Landlord:
Thank
you for your email. I will deal with the rent issue separately as I am
currently considering the [incentive]
proposal from the London Borough of Hackney.
If
I’ve understood your email correctly, you are making a complaint that your bath
or the pipes underneath are leaking. I have therefore made arrangements for John Ekxxx (plumber) to attend the
property at 11.00am on Tuesday 5 December 2023 to
inspect and carry out repairs if necessary. I shall also be present and will
need to produce a written record of the inspection/repair and take photographs
for our records.
Plumber found a Tupperware full of water;
no leaks seemed to have provoked the flooding; a tiny wet stain appeared to be
on side of wall by the bathtub; landlord claimed it was nothing to worry about,
then claimed I didn’t let him inside the flat...
ONE YEAR LATER...
On 25 October 2024, I contacted landlord following my neighbour below me complaining from
water dripping off his ceiling.
Below is an exchange between myself and
landlord from 25 October until 3 December 2024: 23 emails from me; 25 emails from him!
Re: leak
On
Friday 25 October 2024 at 11:47:00 BST, <sybillecastelain@yahoo.co.uk> wrote:
My neighbour has sent me this photo
as attached. Could you send a plumber to my flat, there is a wet
stain in a corner.
Wednesday
30 October would ideal:
I can stay home all day in case plumber has various appointments
On
Friday 25 October 2024 at 12:45:40 BST, Landlord wrote:
Sybille,
I'll
start making some arrangements now and get back to you as soon as I can.
On
Saturday 26 October 2024 at 11:08:15 BST, Landlord wrote:
Sybille,
Are
you free on Monday 28th - afternoon?
On
Saturday 26 October 2024 at 11:15:15 BST, <sybillecastelain@yahoo.co.uk> wrote:
This
is what i wrote yesterday "Wednesday 30 October would
be ideal: I can stay home all day in case plumber has various appointments"
On
Saturday 26 October 2024 at 11:25:37 BST, Landlord wrote:
Sybille,
I'll
take it that you're not free on Monday, so I'll see you between 2pm and 4pm on Wednesday 30 October 2024. In the meantime, do you
have the contact details of the neighbour who sent you the photo please?
Email below is me referring to a Court case
we were involved in from
2021 til verdict 7 September 2023: I won! Copy-pasted email from Wed 17 January 2024 was in BCC to my ward CLLR Margaret
Gordon & Mayor of Hackney
Caroline Woodley!
On
Saturday 26 October 2024 at 11:39:56 BST, <sybillecastelain@yahoo.co.uk> wrote:
I'll
be at home from 2 to 4pm on Wednesday. Is a plumber coming? If so, what's their name? If plumber comes why
do you need to come? Is it because you want to tell me why you negotiated a
deal w / Hackney Council on me staying two years when on 27 June 2023
you emailed my solicitor you wanted me out of your flat 12 noon on 12 July 2023?
On
Wed, 17 Jan 2024 at 12:48, I emailed you
"Over the few months, I have repeatedly shown concerned over my
security/safety;
Yesterday, I asked "Why, when I told you I wanted
security and I don't feel comfortable with RS Locks & Sxxx from Riverside
Close doing the job... why isn't this taken into account?" you haven't replied! I have instructed Hackney Council to reply to you regarding front door
locks!
You seem to
be making things difficult! I'm guessing Satellite Dish won't be removed
despite your ongoing promise since Spring 2022.
You wanted to evict me and took me to
court; you have tried to settle out of court a few times on the condition I
leave your flat; you have negotiated with Lola L for me to stay another two
years in your flat. What's the plan?"
YOU NEVER REPLIED, WHY? Is Lyn the decorator your
wife? My neighbour has not requested
to give out their contact.
On
Saturday 26 October 2024 at 11:46:51 BST, Landlord wrote:
Sybille,
You've raised a number of questions...
first things first:
The suspected leak is the priority. I cannot obtain a plumber at
this short notice,
so I will need to attend myself to ascertain if there is a leak under the bath.
Hope that's okay with you.
On
Saturday 26 October 2024 at 11:55:10 BST, <sybillecastelain@yahoo.co.uk> wrote:
My
first email regarding the leak stipulates "there is a wet stain in a corner."
meaning there is a leak under the bath unless you think I am too stupid to
realise this! I raised questions long
time ago that you avoided...
Email below is my neighbour willing to meet
landlord; he told me that two hours is a long wait – I should give a specific
time like 3PM!
On
28 Oct 2024, at 10:26, sybille castelain wrote:
Sorry
if you can't find an [plumber]
at a short notice (according to neighbours it's possible), I can't sit in my flat 2
hours. I
hope 3PM is ok for you to come.
On
Monday 28 October 2024 at 11:18:55 GMT, Landlord wrote:
Sybille,
I’ll
be in a meeting Wednesday morning,
so I was planning to come to you straight after. 3pm should be fine. Are
you on WhatsApp?
If so, I could send you a message when I’m outside.
On
28 Oct 2024, at 11:22, sybille castelain wrote:
thank
you. 3pm then
Email below, I understand landlord is stuck
in a traffic at 2pm as he wrote he
was in a meeting in the morning... maybe a meeting at his parents or family
since he’s a native of Islington!
Preparing for the landlord to have access to bath,
I evacuated furniture in linving room
where it stayed until 7 December 2024!
What's on top of drawers where on shelves...
On
Wednesday 30 October 2024 at 14:09:24 GMT, Landlord wrote:
Sybille,
I’m stuck in Islington at the moment, so I may be a little late
getting to you. Sorry for any inconvenience: I’ll email you when I’m nearby if
that’s okay.
On
30 Oct 2024, at 14:11, sybille castelain wrote:
No
need to email me. I'll be home.
My guess: he was too drunk to drive...
On
Wednesday 30 October 2024 at 17:30:27 GMT, Landlord wrote:
Sybille,
I’m outside now.
On
Thursday 31 October 2024 at 09:26:52 GMT, <sybillecastelain@yahoo.co.uk> wrote:
So you were stuck in trafffic in
Islington from 2pm to 5.30pm?
Do
you happen to think that I have a life?
Do
you realise how freaky it is to have a nap caused by headache and going to the
toilet at 6pm, someone / you/ is flashing a light through my letter box. How dare you do that to a
woman victim of sexual assault? This is predatory behaviour! This is so inconsiderate!
My
neighbour came back from work at 2pm to meet you at 3pm
I
told him you were stuck in traffic at
2pm and you would be late, we both laughed! He took pictures of what's
wrong by the bath.
My guess: a lot of bollox here!
On
Thursday 31 October 2024 at 10:11:31 GMT, Landlord wrote:
Sybille,
I was stuck in a meeting from 12 Noon
that was due to last 1 hour but ended up lasting 4.5 hours. (At no time did I say I was stuck in traffic.) Apologies again.
You didn't answer the entry phone nor
did you open the flat door despite myself and your neighbour repeatedly knocking. I therefore assumed you
didn't have your hearing aid switch-on so I shone my flashlight through the letter box to get your
attention.
I
did this in good faith.
I was in Riverside Close from about
5.15pm until 7.45pm, that's 2.5 hours attempting to gain entry to your flat. Can
we arrange another time please?
On
Thursday 31 October 2024 at 10:20:10 GMT, <sybillecastelain@yahoo.co.uk> wrote:
This
is not about being in good faith, you don't do this to a woman who has
repeatedly told you she is a victim of sexual assault. There is no excuse. I
am not on call nor am i am prostitute waiting... You
set a meeting at 3pm; I had my hearing aids until 4.30pm! the fact you waited 2 hours
has nothing to do with me; you make it look like i am at fault! My neighbour is in CC - his
phone is 07806xxx
On
Friday 1 November 2024 at 11:21:15 GMT, Landlord wrote:
Sybille,
Please
provide 3 alternative dates and times that are convenient for you, so we can
arrange another visit.
On
Friday 1 November 2024 at 11:28:50 GMT, <sybillecastelain@yahoo.co.uk> wrote:
Tuesday
5 November between 8am and 9am; Thursday 7 November between 8am and 9am; Friday
8 November between 8am and 9am
On
Friday 1 November 2024 at 11:35:32 GMT, Landlord wrote:
Many
thanks. I'll see you on Thursday 7 November between 8am
and 9am.
After his visit on Thursday 7 November 2024, we spoke outside my flat. I challenged
him on his court case payment to me directly when he knew had to give the money
to my solicitors: my solicitor told him to do so via an email he read; a
solicitor he hired following him losing court case also told him to give money
to my solicitors. He ignored all instructions and went on telling Hackney Council he would only accept
their £2000 incentive money towards rent increase only if he would keep my
£2000 compensation from Court case which Hackney
Council agreed! I sent him an email separately as a record of our
conversation. He ignored it!
On
Friday 8 November 2024 at 11:26:15 GMT, Landlord wrote:
Dear
Ms Castelain,
I
visited 152 Riverside Close yesterday morning where I met with you regarding a
previous report of a possible leak under the bath. I took some photos and a
short video during the visit. This is a note of what I found:
i.
I removed the bath side panel and noted some dampness below the corner of the
top end of the bath. There was also dampness on the carpet next to the bath
(under the basin).
ii.
Water pipes serving the basin/bath/shower and all waste pipes were checked and
found to be dry and in good working order with no leaks.
iii.
There was a small amount of water present on the tiled shelf at the head of the
bath (under the shower).
iv.
The new tiles (2022) were heavily stained with mould.
My action:
As
discussed with you yesterday, I will:
a. Look into the possibility of
installing an extension for the shower head/rail, that will prevent the water
from the shower head dripping directly down onto the tiles.
b. Make enquiries with local
tradespeople with a view to carrying-out some work at the head of the bath.
Your action:
To
prevent any possible damage or water seepage, please can I ask you to do the
following:
1. Ensure the shower curtain is stuck
to the wall above the bath, to the right of the taps when the shower is in use.
This can be done by wetting the shower curtain slightly before using the
shower.
2. Avoid directing the shower jet
towards the corners of the bath next to the taps.
3. Remove any excess water from above
the bath after using the shower. Wipe down all surfaces after use.
4. Ensure the extractor fan stays on
for at least 10 minutes after using the shower.
5. Ventilate the flat: leave the
bathroom door open as much as possible when not in use.
In
addition can I ask that you regularly clean the bath and shower please. Do not
allow mould or limescale to build-up around the bath, as this greatly increases
the risk of the sealant failing. This is then likely to lead to water escaping
and dripping down the side of the bath.
I’ll
inform your downstairs neighbour.
On
Friday 8 November 2024 at 11:34:43 GMT, <sybillecastelain@yahoo.co.uk> wrote:
This is a lot of work for me to do at
such a high rent!
On
Friday 15 November 2024 at 09:34:40 GMT, Landlord wrote:
Sybille,
I
now have the parts for the shower head and I’ve also had a closer look at the
photos I took of the head of the bath. It’s possible that the seal around the
new bath is damaged. Even if it’s not, the bath will still benefit from a
thorough clean and maybe some extra sealant.
I estimate it will take between 1 and
4 hours to complete this work, depending on what else comes to light. If any work is
done around the bath, you will not be able to use it for at least 24 hours
thereafter. Please let me know which day next week is best for you. I will be
looking to arrive in Riverside Close between 11am and 12 Noon.
I’m
also in the process of finding a plasterer to redo the ceiling in the bathroom.
It may be more convenient for all
concerned if the plastering is done after Christmas.
On that email below, I copy-paste email I
sent 7 November 2024 separately
which he ignored.
On
Friday 15 November 2024 at 10:18:38 GMT, <sybillecastelain@yahoo.co.uk> wrote:
Wednesday
20 November from 9AM:
I need to know the exact time the person will arrive to install an extension
for the shower head/rail. I have 0 understanding
about this "It may be more
convenient for all concerned if the plastering is done after Christmas."
You have ignored my email sent to you Thu, 7 Nov at 15:01 - Do you need me to
re-send attachments?
Please
note this is in copy to my solicitor’s office.
Following
your visit this morning regarding a wet stain created by the bath being too
small and affecting my neighbour below, we had a conversation about some
topics, one of them being the rent
increase from £975 to £1350. You
said you were not going to ask me to pay the extra money as you
acknowledged I don’t have that money;
I
asked you if I put your words on email would you accept I owe you nothing, you said it’s a verbal agreement;
I
asked you if you already paid your legal fees, you said you haven’t heard from
my solicitors adding you were in
financial difficulties;
I
asked you if you were in financial
difficulties why wouldn’t you claim a £375 monthly rent since January 2024? You said
you assumed I didn’t have that money and I could stay in the flat as long as I
wanted.
I
asked you why you wanted me out of the
flat (see out of court settlement) in June 2023 and yet negotiated in December 2023 with Lola L
of Incentive team for London Borough of Hackney for me to stay two years;
not replying I asked you if you thought you could rent the flat as it is to
anybody. You replied the rent you
requested (£1350) is below market rent. I said it’s below market rent because the flat has not been upgraded since the 80’s
and is in terrible state! You said once you pay for the legal fees, you
will fix the flat. I asked with which money since you are in financial
difficulties and whether it was rather convenient London Borough of Hackney
paid you my benefits? You replied I had
to trust you...
How can I trust you when you denied receiving an email dated 3 October 2023 (as attached)
from my solicitors
instructing you to put my compensation money on their bank account?
How
can I trust you when in December
2023 you negotiated my compensation money due to my solicitors with Lola L of Incentive team for London
Borough of Hackney? (attached
RENT INCREASE II x2 from Josie C –
in blue are my remarks to myself – I’m also attaching RENT INCREASE I x3 for
context purposes)
How
can I trust you when this denial pattern is repeated as below:
Following
your email on Tuesday 16 July 2024 at 09:45:45 BST Re: Satellite Dish, I replied: Tue, 16 Jul at 10:13 “Following
the Tribunal advice, I have sent you a letter on 4 or 5 July 2024
regarding appealing the Court decision.” You replied 16 July 2024 at 10:46:15 BST
“I haven't received anything from you in
the post. Please send a copy of your letter via email.” Three minutes later on Tue, 16 Jul at
10:49 I attached the letter!
On
30 July 2024 at 10:54, you wrote to me Re: rent arrears in cc: LB Hackney, Josie C,
Tenancy Sustainment Officer, BY EMAIL: Josie.Cxxx@hackney.gov.uk “You will recall that I wrote to you on 13.11.2023 proposing
a rent increase. Following
negotiations with the London Borough
of Hackney Benefits Office (LBH), I offered to hold the rent at a much
lower rate for 24 months subject to me receiving an incentive payment. On 21.12.2023 I was informed by LBH that you had declined this offer, instead you appealed to the First-Tier Tribunal (Property Chamber) to
determine the rent ... On 15.07.2024 I was informed by the Tribunal that you had
asked for permission to appeal the original decision, and that permission had
been refused...”
How can I
trust you when you claimed to Josie C I didn’t inform you about appealing, then
claiming you were informed by tribunal on 15 July 2024 when they informed you and I
on 17 July 2024:
Wed, 17 Jul at 08:00
London RAP wrote to you and myself
“Permission to appeal refused”
On
Friday 15 November 2024 at 11:15:29 GMT, Landlord wrote:
Sybille,
I
will attend to do the work in the bathroom between 9am and 10am on
Wednesday 20 November. I will bear the cost of all this work but
please be advised, if I cannot gain access
to your flat on Wednesday, I will have no alternative but to charge you for any
wasted time. The damage on the ceiling is a different job that will require
a specialist contractor, so we will need arrange that separately. It's easier for me to answer any other
questions you have when I see you.
On
15 Nov 2024, at 11:20, sybille castelain wrote:
I'm
not interested in talking. These are not questions but statement you made: You
said things I put down on email and you have ignored them. Note I do not appreciate you stating I don't let you in. I have never
refused to get someone in at an arranged time! Again, I'm not a prostitute on call!
On
Saturday 16 November 2024 at 15:43:56 GMT, Landlord wrote:
Sybille,
Your
neighbour has reported more stains on his ceiling. I must therefore attend the flat urgently to double check all the
pipework. Please confirm that you’ll
be indoors between 11am
and 12 Noon tomorrow (Sunday 17 November). I’ll try to complete all
the work that I had planned to do on Wednesday 20, unless we discover something
else.
On
Sunday 17 November 2024 at 14:15:56 GMT, Landlord wrote:
Sybille,
I
haven't received a reply to the message I sent you yesterday - and I have no other way of contacting you. Please
therefore DO NOT use the shower or the bath in the flat until I am able to
confirm that no water is escaping from there. I am scheduled to attend the flat on Wednesday (as already agreed)
but if you would like me to attend sooner, please let me know asap.
On
Monday 18 November 2024 at 09:34:07 GMT, sybille castelain wrote:
Since
my last email as below, I have contacted a private renter organisation through
a Human Rights lawyer I have been in touch with for some time!
I
have told them I fear you might break the shower rail or anything around, so I
can’t shower anymore: problem fixed regarding the dripping due to the bath being badly fixed in 2022 (a ‘new’ bath full of scratches – did
your plumber put a new bath to your house and installed your bath to this
flat?)
I
understand you have no money to pay anybody to fix shower issue; solicitors who
defended me until verdict on 7 September 2023 have
confirmed last week you still haven’t paid any court fees!
As a reminder, on 5 December 2023, John the plumber who came last year told you about the mark and tiny stain in the bathroom and I asked you how you would fix it. You said it was nothing.
His email below ignored the issue I’m
raising: was the new bath he bought installed in his house while I got a bath
from his house...
On
Monday 18 November 2024 at 10:59:52 GMT, Landlord wrote:
Sybille,
The
bath fitted in 2022 was brand new. See invoice attached.
I'll
be installing an extension arm for the shower head on Wednesday - I certainly
won't break anything. I'll also be cleaning and probably re-sealing. There was
no leak found by John Ekxxx (plumber)
in December 2023. It was not clear to any of us
was had caused the 'tiny stain'. Lets see what we find on Wednesday and take it
from there.
On
Monday 18 November 2024 at 11:03:37 GMT, sybille castelain wrote:
I
didn't say John found a leak! Please
read my email
On
18 Nov 2024, at 12:31, Landlord wrote:
Sybille,
Do you have a hairdryer that I could borrow when
I'm at the flat on Wednesday please? I may need to dry-out any damp patches
before re-sealing and this will speed things up. If not, I'll make other
arrangements.
On
Tuesday 19 November 2024 at 11:16:01 GMT, Landlord wrote:
Sybille,
Tomorrow
morning I will need to check all pipework in the flat to be sure there are no
leaks. This includes the loft, airing cupboard, under the kitchen sink, and
obviously the bathroom. Water can sometimes travel from one side of the flat to
the other.
It
would be helpful if you could remove any
objects from these places where possible, to save time tomorrow.
This is so much work; I was in pain due to
back injury!
On
19 Nov 2024, at 12:31, sybille castelain wrote:
please
bring your own material; if you need the toilet, please go outside. many thanks
On
Wednesday 20 November 2024 at 12:02:00 GMT, Landlord wrote:
Sybille,
I
forgot to take a picture of the bath for John
the plumber. Can I return for two minutes please?
Through CCTV, landlord knows I leave my flat at 12.45PM. He jumped on me at
12.50pm off CCTV cameras... I freaked the shit out of myself!
On
Wednesday 20 November 2024 at 13:10:20 GMT, sybille castelain wrote:
How
strange you were waiting for [me]
off CCTV camera by the nursery waiting for Carol,
Dick K's wife. You insisted in
getting back into my flat and I said '
no' . I guess she checked CCTV cameras when John C is off, so you can let yourself in my flat!
On
Friday 22 November 2024 at 10:59:48 GMT, Landlord wrote:
Sybille,
Please
find attached a record
of my visit to the flat on Wednesday. Would you object to me sharing this with
your neighbour Mike (xxx Riverside
Close)?
On
22 Nov 2024, at 11:26, sybille castelain wrote to landlord
in CC to Mike:
You
took three hours of my time from 9am to 12PM (that was not even the first time)
You
assaulted me at 1PM off CCTV cameras, near Dick
and Carol's nursery!
You
haven't offered a discount on rent for all the trouble!
You knew from last year 5 December 2023 there was
a stain on the wall that I and John Ek... showed you: why didn't you
investigate the matter further?
As
Mike said on his visit 20 November 2024, nobody
has carpets on bathrooms, tiles would have prevented that disaster which is
dangerous to me and Mike! BTW, how
do you know Mike works / stays home a lot?
You
are not even asking how it is to shower with such a heavy shower head!
On
Monday 25 November 2024 at 17:57:56 GMT, Landlord wrote:
Sybille,
I’ve
just had confirmation from John (the
plumber) that he can attend the flat at 10.30am on
Wednesday 27 November. He is trying to get hold of a plasterer (re
ceiling repair) to visit at the same time. This will be a quick visit so that John can see what work needs doing.
After
the visit we will need to arrange a mutually convenient time for John and/or the plasterer to carry out
the works.
Please
confirm we can visit the flat on Wednesday between 10am and 11am.
On
26 Nov 2024, at 10:26, sybille castelain wrote:
John Ek... (plumber) can come Wednesday 27 November 2024 between 10 Am and 11 Am
I
had no idea he was looking for a plasterer, so I have no idea my time is again
requested to stay home!
You
have not made any official arrangements to cancel rent arrears for all the
trouble
On
Tuesday 26 November 2024 at 11:05:00 GMT, Landlord wrote:
Sybille,
As a gesture of goodwill, I will refund a full day
of rent for each day you have to stay home (ie the days when access to the flat
is required) until this matter is resolved.
See
you between 10 and 11 tomorrow.
On
Tuesday 26 November 2024 at 11:17:07 GMT, sybille castelain wrote:
This
is no gesture of good will, but if you feel good about then I guess that's it!
You
have not apologised for the trouble!
You
have put my life and the one of Mike
(neighbour) in danger for the neglect you caused!
It
takes a lot of my time answering emails, being in the flat, seeing you and so
many men!
You
talked about forgetting the rent arrears and you no longer mention it!
Now
you put yourself as a person with good will...
On
Tuesday 3 December 2024 at 10:38:38 GMT, Landlord wrote:
Sybille,
I
had confirmation late yesterday that John
(the plumber) is all set for 9.00am tomorrow (Wednesday 4
November). I'll pop over when he's finished also.
On
Tuesday 3 December 2024 at 10:44:17 GMT, <sybillecastelain@yahoo.co.uk> wrote:
I'll
be in the flat at 9am. I will leave when he leaves and I don't allow you to
have access to the flat without my permission
On
Tuesday 3 December 2024 at 10:50:47 GMT,
Landlord wrote:
Just
to be clear, I plan to come over just before he leaves so we can all check the
work together. I will never enter the flat without your consent.
Tue,
3 Dec 2024 at 10:55 sybillecastelain@yahoo.co.uk To: Landlord
I
note your use of the future tense
END OF EMAILS
On
Wednesday 4 December 2024, John the plumber came for three hours to elevate
tiles around bathtub in order to prevent water from shower stagnating... The
plumber works a lot around Riverside Close and said I seem to be the only one
having carpet instead of tiles on the floor; he also said he had never seen a
large mirror by the bathtub (this is an original feature from the 80’s when
flats were constructed).
Thu, 19 Dec at 11:24 Rent From: Landlord
Sybille,
I
have noticed that Hackney Council have stopped paying your rent. Do you know
why?
I was not aware plumber was going to pierce things around...
the entire bathroom was so dusty
I
understand now that landlord and flat agent didn’t carry out works on broken
shower and broken bath for seven years because it had been working there would
have been flooding. The floor need to be tiled up... Also, the reason flat
agent entered my flat in my absence was to check pipes in kitchen because they
should have been upgraded decades ago...
John
the plumber came back for two hours to finish work on 6 December 2024.
The bath is open, landlord has not asked if everything was fine!
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