Problems with locks on rented property

scottyh56

My family moved into a property 2 months ago that had a 2nd Banham security lock. On moving in we were given only one key to the Banham lock so we tended not to use it but after much pushing of landlord we managed to get some extra keys cut.

Almost immediately thereafter - on returning from a break on Easter Sunday at 8pm - we could not get into the property because the Banham lock jammed. Had to call out an emergency locksmith - £138.00.

Can I expect to have that money refunded????

Now there is much prevarication again about replacing the lock. I want to tell agents & landlord that situation is negating my home insurance & will expect them to pay out if insurance company does not.

I don't want to be too pushy on these issues - am I being reasonable? (Please let me know if you are coming from landlord's or tenant's perspective when responding!)

Thanks

Scott

bobby-boy_2

Hi Scot
I would write to the agents /landlord telling them the lock jammed and you had to call out an emergency locksmith. I would also state that your contents insurance is negated ( i assume the lock is no longer working).

I would also state you want the lock repaird/replaced as soon as possible stating a time frame and say you will have it replaced if they do not comply with the time frame and bill them for the work as it is unreasonable to leave a property unsecured.

I would not hold your breath on getting the £138=00 call out fee back unless you contacted them at the time and they authorised the locksmith.

As you asked I am a landlord.

N79

scottyh56 wrote: »

My family moved into a property 2 months ago that had a 2nd Banham security lock. On moving in we were given only one key to the Banham lock so we tended not to use it but after much pushing of landlord we managed to get some extra keys cut.

Almost immediately thereafter - on returning from a break on Easter Sunday at 8pm - we could not get into the property because the Banham lock jammed. Had to call out an emergency locksmith - £138.00.

Can I expect to have that money refunded????

Yes if you were unable to get hold of the LL and if the lock broke due to age etc and if the call out charge is reasonable. No if the lock broke because you abused it or cause it to fail through an act of you own (although how you can abuse a lock is beyond me!) or if you picked the most expensive locksmith in the area.

Now there is much prevarication again about replacing the lock. I want to tell agents & landlord that situation is negating my home insurance & will expect them to pay out if insurance company does not.

OK 1: Insurance. Sorry but they are not liable - inform your insurance company that the locks have changed and pay any additional premium. Making this sort of demand just makes the environment difficult.

2: Replacing lock. This is a grey area becuase you still have a lock which can be used to secure the property. A good LL will replace it but it will be very difficult to force a bad LL to replace it.

I don't want to be too pushy on these issues - am I being reasonable? (Please let me know if you are coming from landlord's or tenant's perspective when responding!)

My persepective is irrelevent but if you insist then I am a LL and a T. Push for the lock to be replaced provided you did not break it (in which case you should pay for it to be replaced) - this is entirely reasonable. Forget the rubbish about insurance.

theartfullodger

Sorry to hear of your experience - being locked out, for whatever reason, is not fun.

a) Why did the lock jam>>?? ("Dunno" is a valid answer).
b) Who called out & then paid the locksmith...?
c) Was any damage done to the door/the lock in getting in?


However I'd conclude that any Landlord in such circumstances would be well advised to have a new lock fitted - to avoid further arguments such as "That *****y lock keeps jamming".

(Assuming you paid) I'd suggest writing the Landlord a polite letter pointing out what has happened and asking him to pay & fit a new lock, specifying how many keys you require. He would not necessarily have to agree to all your requests..

I am a Landlord but hopefully am not a bigoted can't see from the tenant's point of view. I have only ever provided 2 keys - loads of keys in many hands can tend to worry Landlords, somewhat understandably.

Cheers & Best Wishes to all, including those who don't agree with me.

scottyh56

Thanks for responses - I called the Banham emergency line & I have receipt stating that "cylinder is old and worn and needs replacing".

The other lock is rubbish & door frame has been patched up after a break in prior to us moving in. Frankly leaning on it hard could cause it to give way!

Since I rented the property with this lock on it (£1600 per month) should I not expect it to work and keep my property secure?

sooz

The price you are paying to rent the property is irrelevant, & rental pcm depends on area & size. You may be renting a run down manor house in a terrible area, or a 'studio' (aka bedsit) in central London:D You should have a secure door, regardless of price. One good lock on a good door & frame would be sufficient.
You have issues other than just one faulty lock.
Write to your agent or LL, as suggested

Did you call the LL or agent before ringing the emergency locksmith? If not, then I wouldn't expect to have your call out fee refunded.

scottyh56

It's all very well contacting an agent in advance - but on Easter Sunday evening what was I to do???? The alternative as I see it was to buy two hotel rooms in London for two nights....

poppysarah

Are landlords supposed to have a 24/7 phone number?

Get a report from the locksmith saying the lock was broken/damaged

scottyh56

"Are landlords supposed to have a 24/7 phone number?" Unfortunately landlord was on hols, paperwork was in house.

On day we first moved in there was a bit of snow. Everyone was in the office at my selling agents but my letting agents (3 miles away) with 4 times the number of staff, 10 times the bus routes, 50 times the number of offices and a busy train station had no one in at all. I rang 4 of their offices and eventually spoke to a member of staff who had made it in. Is there a 24/7 number? Not that they knew of!

My insurance companies (there are 2) expect security or 5 lever locks. It will cost me far more to shift 2 insurances than to replace the lock myself.

Does it not come down to:

1) I should expect access to the property and
2) I should expect the facilities on show when I moved in to be working especially when they are so important?

poppysarah

I'd ring them up and explain what you've had to do. Tell them the locksmith is writing you a report stating that the lock was faulty and needed replacing to allow access.

If they don't pay then you're a bit stuck I think without taking them to the small claims court - but ask for their 24/7 number in case anything like this happens again.

Put your requests in writing and await their answers.

Gorgeous_George

As a LL, I would replace the lock at the earliest opportunity (I replace all locks on change of tenant).

I'd also pay all/some of the call-out depending on whether you tried to contact me first. I'd be quite flexible on this as the lock was probably worn when the tenancy started and you pay shedloads in rent.

GG