Anyone who has rented a property for a number of years will have tales to tell about landlords.

Most memorable are the Rachmans and Rigsbys of this world, who won’t spend a penny on the property even after complaints from their tenants.

Thankfully, they are the minority, but they still constitute a growing problem.

In Bradford, the number of requests from tenants to investigate complaints rose by 325 to 1,650 during the last financial year.

These have mainly involved privately-rented homes, of which there are 22,000 in the district.

“We are seeing a gradual rise in the number, with requests not only from tenants – who make up the majority – but from social services, health visitors, the police and fire service,” says Liam Jowett, Bradford Council’s private sector housing manager.

Complaints can range from problems with damp to collapsing floors or unsafe stairways. Homes in a state of disrepair make up 70 per cent of calls.

“Our aim is to improve the quality of people’s homes and make sure they live in safe and healthy properties.”

In May this year, a landlord who ran more than a dozen bedsits in three Little Horton properties was fined £20,000 by magistrates who branded the condition of his flats “absolutely disgraceful”.

Inspectors found a catalogue of problems including numerous breaches of fire regulations as well as loose floorboards, worn-out carpets, an inadequate number of bathrooms, no handrails on the stairs, no work surface to one of the kitchens and communal areas left unclean.

Also that month, a landlord was fined £500 for renting out a house in Ravenscliffe with no heating, water or electricity, and with walls and floors riddled with holes. There were doors missing, the toilets were not plumbed in and there was no kitchen sink or anywhere to prepare food.

And, more recently, a landlord was fined £1,050 with £995 costs for failing to carry out vital repairs to a house in Bankfoot.

The rise in the number of complaints can be attributed to the increasing number of privately-rented homes, as more people are choosing to invest in second homes rather than stocks and shares.

The number of prosecutions for houses of multiple occupation – which must have a special licence – has seen a marked increase, from two in 2008, to ten last year, and 11 so far this year.

“There are lots of rules and regulations to renting a property, but some people go into it in a fairly green way and can get into difficulties,” says Mr Jowett.

“For example, landlords have to have their gas appliances maintained every year. We always ask if they have one and we report those who haven’t to the Health & Safety Executive. Any prospective landlord should take advice from professional landlords or a solicitor.”

He points out that complaints are not only about landlords, and problems can arise on both sides. “There are not only bad landlords, but bad tenants too.” And they are generated from a minority – 7.5 per cent – of properties. Councillor, the Rev Paul Flowers, executive member for culture, tourism and sport – which includes housing – says: “The vast majority of landlords are good, decent people who provide a good and valuable service.

“However, there are some landlords out there who stop at nothing to cut corners and save on maintenance costs, and they should be made aware that operating in this way will result in them being prosecuted.”

Dwellings are assessed using the Housing, Health & Safety Rating System which looks at 29 hazards, including damp and mould, excessive cold and heat, crowding, electrical hazards and unsafe stairs.

One property in Great Horton Road, Bradford – home to a mother with young children – was recently found to have a bathroom floor so rotten it was in danger of collapsing, electrical deficiencies and a large number of smashed windows. “It also needed re-roofing,” says environmental health officer Andrew Rudd, who oversaw the subsequent prosecution.

“Since our involvement, it has been re-roofed, and new doors and windows fitted. It is significantly better than it was.” Officers carry our checks to ensure the work has been done.

Mr Rudd explains that tenants are given ample opportunity to carry out repairs before prosecution. “Sometimes the amount needed to make good a property is not excessive, and can be far less than eventual fines for failing to carry out the work.”

Adds Mr Jowett: “Prosecution is a last recourse.”