Time taken to do repairs

Sunny_Saver

Hello

We moved into this rented place at the beginning of January. There were some things that needed repairing: heating, shower etc and we reported this immediately to the letting agent.

It's only now, a month later, that the letting agent has sent someone to look at the problems, and neither the contractor nor the plumber could fix them. They said they needed parts etc and would have to wait for authority off the landlord before fixing.

How long is a reasonable time before repairs should be done? I think a month is far too long. Also if the landlord refuses to fix them, what can we do?

Thanks

tbs624

Did you report the repairs issues in writing and keep a copy for your own records? If you haven't done, you need to do so now, along the lines of "thank you for for arranging for x to come out to look at y, in response to my phone request of (date).My understanding is that ........." You then ask for the repairs to be effected within say the next 3-5 days, depending on what the problem is.

Some repairs fall under what are known as S11 repairing obligations but the law only says that they have to be dealt with within a " reasonable" period of time. You mentioned in a previous thread about not having a boiler manual - did you get that sorted out? What sort of "repairs" are you talking about? Are you without use of both the shower and the heating? If so what alternatives has the LL offered?

Sunny_Saver

tbs624 wrote: »

Did you report the repairs issues in writing and keep a copy for your own records? If you haven't done, you need to do so now, along the lines of "thank you for for arranging for x to come out to look at y, in response to my phone request of (date).My understanding is that ........." You then ask for the repairs to be effected within say the next 3-5 days, depending on what the problem is.

Some repairs fall under what are known as S11 repairing obligations but the law only says that they have to be dealt with within a " reasonable" period of time. You mentioned in a previous thread about not having a boiler manual - did you get that sorted out? What sort of "repairs" are you talking about? Are you without use of both the shower and the heating? If so what alternatives has the LL offered?

Thanks for your reply. We did do everything in writing. The plumber came to look at the boiler and shower yesterday. He needs to change the valve of the shower, but he said given the ll is an awkward so and so, he needs to find the cheapest one possible. Re boiler, he thought he'd fixed it.

The shower does work, just not very well. The heating keeps switching itself on, even though it says it is off.

tbs624

The boiler switching itself on is something that they have to get fixed pronto - the LL has a legal obligation to keep the heating system in a safe working order (S11, LL & T Act 1985). I would now write acknowledging their visit (mention how long it has taken), say that the fact that the boiler switches itself on presents a hazard and that if they can't get it fixed within the next 3 -5 days then you will either call Transco out to disconnect it or arrange for quotes for another engineer to come out at their expense.

Have you seen a current gas safety certificate for the property?

You can get support from the local Council's private sector Tenancy Relations Officer on this & they can liaise with the LL direct if necessary.

Sunny_Saver

tbs624 wrote: »

The boiler switching itself on is something that they have to get fixed pronto - the LL has a legal obligation to keep the heating system in a safe working order (S11, LL & T Act 1985). I would now write acknowledging their visit (mention how long it has taken), say that the fact that the boiler switches itself on presents a hazard and that if they can't get it fixed within the next 3 -5 days then you will either call Transco out to disconnect it or arrange for quotes for another engineer to come out at their expense.

Have you seen a current gas safety certificate for the property?

You can get support from the local Council's private sector Tenancy Relations Officer on this & they can liaise with the LL direct if necessary.

I haven't seen the gas safety certificate, but I can ask as it's within my right to see it isn't it?

Thanks!

tbs624

Sunny_Saver wrote: »

I haven't seen the gas safety certificate, but I can ask as it's within my right to see it isn't it?..

Gas safety certs (CP12) have 3 copies - one for the CORGI bloke, one for the LL and a Tenant copy, which...erm... should be given to the tenant If you are a new tenant the cert should be given to you before you sign up & move in (most decent LLs will have the T copy available at the property when you go to look round) and if you are an existing tenant for some reason the HSE gives the LL 28days to produce a cert to you after any subsequent annual check. The only reason a CORGI bloke wouldn't issue a cert on the spot after carrying out the necessary checks is if there is a fault that has to be rectified or if the LL doesn't pay his bill.

LLs are supposed to retain copies for 2 years - they can be prosecuted by the local council or the H&S exec for failing to provide one. See here and here for prosecutions and here for HSE guide to LL's gas safety obligations.