Letting Agents taking money from rent payments?!

sooz

Well said clutton :T

OP - do you mean that the hall light was replaced, not repaired? This is the only way this thread could possibly make sense. Perhaps you wants the new (possibly overpriced IYO) light to be removed, & replaced with a cheaper one? If it was a genuine electrical repair, you would be insane to want an electrical fault restoring, before someone else then fixes it.

Do you have any idea of what your agreement is with the agent? For full management, it is normal to have already agreed to minor repairs under £x, for which the agents do not have to get prior permission.

As others have already said, having a light in the hall is important, & I can't believe that you though it was ok to leave it ( & in doing so leave your tenants in the dark) & are now complaining that thanks to your procrastination, your agent had it fixed for you.

silvercar

I can't imagine how you would preserve your tenants right to "quiet enjoyment" of their home with access to undo an electrical repair.

Probably an unimaginable as getting an electrician to call for less than £40.

JFC_2

My son and OH are electricians. My oh would charge £50 for call out alone

JFC_2

but maybe as it was the LA's father it may be that he did it as a favour

mustrum_ridcully

Well said Clutton!

IMHO £40 sounds pretty darn reasonable for parts and labour. My guess is it's an electrician that the LA uses as a sub-contractor and gives a discount for being the sole electrician they use. So chances are it'd cost more to get someone else in to do it.

To be honest I can't help but think there are too many people out there who just shouldn't be LLs... they make Mr Balowski from the Young Ones seem decent.

Imp

chrispyphillips wrote: »

I do work for the police though, so I could use other means of getting around that problem!!!

I haven't a clue what this means, but it does remind me why I have absolutely no respect for the police.

Ste_C

It's £40! A simple letter to the agent would have done explaining that you weren't happy this was done without your consent. And it would have taken less time than starting this thread.

And I doubt you could get it done for much less anyway.

Suggesting you want a refund and for the work to be undone is childish. There's having principles, but keeping things in perspective it's not the biggest deal.

I think clutton's post says it all. Perhaps you should take a look at the first line where she says she's been a "professional" and maybe take a leaf out of her book

mustrum_ridcully

sirhc wrote: »

Hmm. I can understand your upset at being kept out of the loop, it is your flat after all. But, no harm - no foul. I think it would be important to let things lie regarding a refund ( i'm a sparkie and £40 quid is about right). However!!! Poppysarah is correct with the part P thing. Part P is an ammendment to the building regulations introduced in 2006 which prevents electrical work being carried out on ANY domestic property unless done so by an NIC/EIC or equivalently approved contractor (Alecsa and nappit are also recognised regulatory bodies). If work has been carried out then a minor electrical works certificate should have been issued. If not, then the work carried out has been done so illegaly...You should demand that an approved electician should come in to check and certify the work. This should be done at the expense of the LA.
As for not being able to get hold of them, I'm sure you have an address for them, go down there, bang on the door and demand some answers (and your certificate).

There are a good few exemptions to what has to be notified to building control or done by a "Part P" sparky, with regards to Part P


To quote the IET (who write the UK wiring regulations) http://www.theiet.org/publishing/wiring-regulations/part-p/:

The following types of work are non-notifiable:
-Replacing accessories such as socket-outlets, control switches and ceiling roses
-Replacing the cable for a single circuit only, where damaged, for example, by fire, rodent or impact(a)
-Re-fixing or replacing the enclosures of existing installation components(b)
-Providing mechanical protection to existing fixed installations(c)
-Work that is not in a kitchen or special location and does not involve a special installation(d) and consists of:
-Adding lighting points (light fittings and switches) to an existing circuit(e)
-Adding socket-outlets and fused spurs to an existing ring or radial circuit(e)
-Installing or upgrading main or supplementary equipotential bonding(f)

Notes:
(a)On condition that the replacement cable has the same current-carrying capacity, follows the same route and does not serve more than one sub-circuit through a distribution board
(b)If the circuit's protective measures are unaffected
(c)If the circuit's protective measures and current-carrying capacity of conductors are unaffected by increased thermal insulation
(d)Special locations and installations are listed below
(e)Only if the existing circuit protective device is suitable and provides protection for the modified circuit, and other relevant safety provisions are satisfactory
(f)Such work shall comply with other applicable legislation, such as the Gas Safety (Installation and Use) Regulations
Special locations and installations(a)
Locations containing a bath tub or shower basin
Swimming pools or paddling pools
Hot air saunas
Electric floor or ceiling heating systems
Garden lighting or power installations
Solar photovoltaic (PV) power supply systems
Small scale generators such as microCHP units
Extra-low voltage lighting installations, other than pre-assembled, CE-marked lighting sets

That said a LL really should get the work done professionally as they'd probably end-up being liable for any injury causes by their handiwork.

50plusabit

Could I be cheeky and ask the OP for the electricians contact number? As I had my hall light replaced before Xmas, and he charged my £60 ! So £40 at short notice seems cheap.
Also am I right in thinks anybody who does electrical work in the rented house must have a part P ? I am asking this as a question, as I have had my hand slapped by more professional posters than me. :rolleyes:

_bankrupted

I think a lot of posters on this forum need a reality check!!

If it wasn't bad enough for the original poster to lose complete touch with reality and common sense, we have a plethora of posts giving various degrees of advice from demanding receipts, part p certification, speaking to a solicitor. Clutton is a lone voice of reason in a sea of despair!

People it's £40 and the problem has been fixed!!!!!!

What advise to give is there except that it was fixed extremely cheaply and the 0P has one less thing to worry about