Nifty
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Post by Nifty on Aug 4, 2022 13:37:56 GMT 1
What to do?
We have a three year lease on an unfurnished rented flat.
We have been here for abt two years
There is a possibility that we we’ll spend the rest of the days that we are mobile enough to continue living at the flat for most of the year. I think that part of the attraction of living here is that the rent is reasonable and fixed for three years. Then a new agreement is to be drawn up. If a new agreement is can be made at the right price we would probably like to stay here. However there is a bit of a problem with one of the fixtures of the flat. The extractor fan above the place where our cooker in the kitchen is situated is totally ineffective. I am fairly sure that the other three apartments in our block are owned by the same person of entity and will probably have the same problem. The point being that the extractor does not extract as it is patiently obvious that it is designed to, vent the fumes trough a port of about two inches diameter in the outside wall that is adjacent to the cooker rather than simply blow the hot fumes back into the kitchen as it does presently because of absence of said port.
As there are no plans to move on and in the light of the hot summers likely to become more frequent I am trying to figure out how we might make te flat more comfortable. I want to have the extractor modified so that it vents the cooker fumes to outside via the wall directly behind the cooker. I don’t think it is a job that I should undertake. The landlord has addressed plumbing problems in the past, albeit rather tardily. I want to write a letter to him or his agent and wonder if anyone has with regards to precedent cases or Directives that I might include my letter to give it an air of authority?
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curtis
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Charente Maritime
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Post by curtis on Aug 4, 2022 15:09:06 GMT 1
The first thing that strikes me is that you appear to be on reasonable terms with the landlord even though some work took a while to be done. And also you want to stay in the flat at hopefully a reasonable rent. Your idea to approach the problem of the extractor by writing "with an air of authority" quoting "precedent cases and Directives" seems to be entirely the wrong approach. Why are you intending to write in what might be seen as confrontational terms when you have not even informed him of the problem and asked politely for it to be resolved ?
There may be more to your relationship that we don't know.
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Nifty
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Post by Nifty on Aug 4, 2022 15:29:55 GMT 1
It is complex
The plumbing issue was fixed only after many attempts of asking the landlord and his agent to get it fixed and he found that it is covered in law.
I hear what you are saying re asking him. I intend to, but, in the light of the plumbing experience I want to give it my best shot first rather than be given the run-around as before. As we may wish to extend the lease I think he may attempt to recoup any money he might spend by setting the lease at a higher rate than he might have done.
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curtis
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Post by curtis on Aug 4, 2022 16:14:34 GMT 1
Have you chatted with the other tenants to see what info can be gained?
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Nifty
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Post by Nifty on Aug 4, 2022 16:19:17 GMT 1
That was my next move when the opportunity presents itself.
It may be relevant that some of the surrounding property seems to be ex HLM like ours and is undergoing refurbishment. I think the landlord may also own that.
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suein56
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Southern Morbihan 56 Brittany
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Post by suein56 on Aug 4, 2022 16:31:51 GMT 1
Normally a French 3 year lease on unfurnished property carries on seamlessly for ever for periods of 3 years at the same rent .. or it rises minimally along with the legally accepted annual increase.
There should be no new lease or the need to negotiate a new rent. I know because we stayed in an unfurnished rented house for nigh on 7 years and our rent remained the same except for a small increase after 6 years as we were changed from a fosse to mains drainage.
All major repairs are the responsibility of the landlord .. unless you were found to have caused the problem.
You can have a free advice session at your local Notaires which might reassure you.
Is your landlord French ?
Edit : ref the extractor in the kitchen you mention .. if it is part of the vmc system then it is not really designed to be strong enough to remove cooking smells. Your rented kitchen usually comprises : a kitchen sink and a 'hotte' at minimum. No fridge, no cooker, no fitted kitchen units unless you are fortunate. If there isn't a hotte already then ask if you can have one installed .. tho you might have to pay for that yourself.
Edit 2 : If you are in a block of flats then the 'syndic' .. the committee running the block .. will need to be approached if an outside wall needs to be opened up - that is likely to be refused.
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Nifty
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Post by Nifty on Aug 4, 2022 17:06:36 GMT 1
I am fairly sure he is. I am not sure of the set-up and am only In the exploratory phase of addressing the problem.
I find it a bit odd. Most properties nearby are extremely well kept and in very good order. We pay a separate fee to have the grass surrounding the block mowed. Rather than employ a proper contractor to do it, no more than about twenty minutes work for one man with a medium ride on mower, the landlord employs the services of what I think is man who is normally unemployed who uses a small walk-behind power garden mower. This might sound ike an act of goodwill, I suspect not. Historically he has not made a very good job of it and left large piles of lawn clippings for months at a time on the grass/lawn.
edit
‘ I am fairly sure that the other three apartments in our block are owned by the same person of entity and will probably have the same problem.‘
I am not aware of any syndic. Come to that, I am not that sure of anything these days.
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suein56
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Southern Morbihan 56 Brittany
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Post by suein56 on Aug 4, 2022 17:29:40 GMT 1
Are all the flats owned by the same landlord ? Perhaps he intends running the show himself. So there won't be even an 'amicale des copropriétaires' .. a committee set up by all the individual flat owners instead of there being a syndic.
How many flats are in the block ?
As I said you can take your lease (bail) to a Notaire and ask him .. or an associate .. to explain what is what in your lease. As long as no 'dossier' is opened, so no letters written etc then your rdv should be free. I have had dozens of free rdv over the years on behalf of an elderly flat-dwelling friend who had a series of landlords .. some were ok others not.
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Nifty
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Post by Nifty on Aug 4, 2022 22:01:54 GMT 1
I am not sure of facts. I will talk with the neighbours first. This may take some time as they are not readily available for one reason or another. As with op I simply want to write to landlord and not be sidelined or palmed off as as happened before. The principle point being that the extractor is a fixture to the flat and not fit for purpose.
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suein56
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Southern Morbihan 56 Brittany
Posts: 7,391
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Post by suein56 on Aug 4, 2022 22:34:39 GMT 1
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Post by pcpa on Aug 5, 2022 0:55:45 GMT 1
The extractor fan above the place where our cooker in the kitchen is situated is totally ineffective. The point being that the extractor does not extract as it is patiently obvious that it is designed to, vent the fumes trough a port of about two inches diameter in the outside wall that is adjacent to the cooker rather than simply blow the hot fumes back into the kitchen as it does presently because of absence of said port. The principle point being that the extractor is a fixture to the flat and not fit for purpose. You are incorrect in my book Nifty, probably because you are thinking of the unit by its English language name "Extractor" and not the French Hotte aspiranteI have seen, fitted and removed dozens of them and have yet to come across one that has actually been vented to the outside, all of them my own ones included are used to simply filter the cooking fumes but in my case I have the VMC outlets above them. The English language name is wrong given that the vast majority recycle the air and dont use the optional knock out plate at the rear to exhaust outside, usually for the reasons given, in a copropriété there is no way that it would be allowed as your cooking fumes could upset other owners. When the traditional ones became ringard and all the new ones became glass and stainless steel monstrosities with great big extraction hoods and a vertical chimney to the ceiling it was simply for show, they weren't actually capable of being ducted outside. If you pursue this course of action in the way you are proposing the propriétaire might exercise their right to reclaim their home.
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Post by chrisell on Aug 5, 2022 12:24:10 GMT 1
You could try changing the charcoal filters. They are far less efficient than venting to outside but the filters make a huge difference. All the recirc versions have filters - the big metal plate then charcoal filters inside. Putting the 110mm hole in through brick is one thing - through a modern cast concrete block it's a major undertaking not half an hour with a drill.
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Nifty
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Post by Nifty on Aug 5, 2022 14:58:57 GMT 1
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Nifty
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Post by Nifty on Aug 5, 2022 15:16:35 GMT 1
Thanks for your time
I have taken another picture that shows a simple filter. It was caked in grease when we moved in. I replaced it with some very similar material that I had and it seems to be working, as is shown on the other picture that I have not attempted to post as I seem to have a lot of trouble with the ‘file too big’ business. I will wait until oh gets home and see if can take another using her mobile.
I can see no signs of any charcoal filter.
In my book there are two possibilities of where the extracted air is supposed to go and the unit has not been fitted correctly. I. Though a port in the wall that the hood is attached to 2 through a circular hole of about 100 mm dia. that has been part cut out on the top or the unit. Neither of these options are functional.
edit
Sue wrote : ‘ As I said before there are rules about what can and can't be done to and in rented property in France.’ That is what I thought. I want to find those rules. #2 I have just noticed that there is a third possibility of a small grill abt, 1 x 10 “ cut into the top of the unit that vents back into the room. If this is the case I think that pcpa is right and this could be a lost cause.
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suein56
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Southern Morbihan 56 Brittany
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Post by suein56 on Aug 5, 2022 15:38:17 GMT 1
Thanks for your time A I have taken another picture that shows a simple filter. It was caked in grease when we moved in. I replaced it with some very similar material that I had and it seems to be working, as is shown on the other picture that I have not attempted to post as I seem to have a lot of trouble with the ‘file too big’ business. I will wait until oh gets home and see if can take another using her mobile. edit Sue wrote : B ‘ As I said before there are rules about what can and can't be done to and in rented property in France.’ That is what I thought. I want to find those rules. A .. Ah .. so it is an extractor hood you have .. the Tilly Gris 60cm
B .. the web-sites I mentioned have all the rules and regulations .. as should your lease. It should specify in detail what you are responsible for and what the landlord is responsible for. Did you mention an agency ? If so then talk to them - face to face is best - and find out exactly what is what. They are legally bound to answer all your questions.
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