is this legal? - urgent advice wanted on plumbing when renting, please

franklee

clutton wrote: »

i agree it is a crucial bit of paper - but the LL is under no legal compulsion to supply it until 28 days after the inspection has taken place. This give him/her time to discuss any remedial action with the Gas Engineer and arrange to have it repaired.

Now I'm confused, if the appliance passes then nothing to discuss and no problem. The forms I've been given say safe to use (yes/no)? and I've always had straight yes in all boxes. Are you saying if it doesn't get a yes, the landlord has the 28 days to discuss any remedial action? Are you sure as I'd hoped the appliance would be switched off or at least the tenant told immediately not to use it and then it would be re-tested once repaired. I presumed the 28 days was to allow the landlord time to process the paperwork but not time to leave a tenant using an appliance which gets a no while remedial action is discussed and repair arranged.

MissMoneypenny

misskool wrote: »

What would have happened if it was your own home and you couldn't get a professional out to repair it for 2 weeks? Would you sue yourself for having to sleep with the mould?

Owning your own home and being a landlord are not the same thing. A landlord has obligations to the person that pays them.

When I move areas, finding good tradesmen is on the same list as doctor, dentist and vets. Why wait until you have a problem before you think about finding a professional

misskool wrote: »

No one can magic up a professional repairman, professional landlord or not.

What about taking out one of those insurances where professionals are provided within a set time if the the landlord hasn't made other arrangements for any repairs? A lot of the larger letting agents have repair people working for them.

clutton_2

Franklee - there are various responses a Gas Engineer can record on the Certificate - YES/No (as you describe) is the overall decision - safe or not. There are several smaller faults which can be recorded as a fault (and if the work is repaired then the rectification work is recorded on the form,) but the installation gets an overall pass, and all the appliance can still be used safely and an engineer will still sign it off - for example "earth bonding required" is one minor fault which will not prevent a Pass as safe response - or if the pressure is low.

for more serious issues the engineer might complete a separate Warning or Advice Note. I have never had one of these - but these would be left with the tenant - advising them to do or not to do something - or Warning them that an appliance is dangerous and must not be used. If that were the case then the tenant (as well as the landlord) has duties under the H&SAW Acts to not use such appliances.

The Landlord would then rectify the fault - and i assume a new LGSC would be issued.

barnaby-bear

carolt wrote: »

My OP raised 2 points - 1. was it legal for anyone to undertake work involving the whole central heating system, Corgi registered or not? Still not had an answer to that, from anyone with a clue to what they're talking about.

I sounds like there is a leaking pipe in one of the pipes leading water from somewhere to somewhere.... it's legal for anyone to work on these - the CORGI (what ever letters the new one is) requirement is for the boiler appliance.... "draining the whole system down" means letting all the water out so there isn't any in the pipes when you try and replace them.... this isn't a big / skilled or dangerous job and isn't regulated.... while the system is drained it might be worth popping in some TRVs though if you haven't got them. This is the kind of stuff people do themselves pipework isn't legislated and as long as he isn't messing with the boiler itself or electrics (e.g. attaching earths to pipework (bonding) or electric shower) there isn't a problem.

Your LL should give you the safety certificate within a month (perhaps two weeks) or at the start of a tenancy - there's a specific tenant copy - have you asked for it?

misskool

MissMoneypenny wrote: »

Owning your own home and being a landlord are not the same thing. A landlord has obligations to the person that pays them.

When I move areas, finding good tradesmen is on the same list as doctor, dentist and vets. Why wait until you have a problem before you think about finding a professional



What about taking out one of those insurances where professionals are provided within a set time if the the landlord hasn't made other arrangements for any repairs? A lot of the larger letting agents have repair people working for them.

As far as I can tell, the OP's landlord provided a professional at the place within 24 hours, she was not happy with the time given for the professional to be there (15 mins). However, this was not a normal call out, it was an emergency and so in my humble opinion, that was sufficient as it was not a normal situation.

carolt

misskool wrote: »

What would have happened if it was your own home and you couldn't get a professional out to repair it for 2 weeks? Would you sue yourself for having to sleep with the mould?

What an unhelpful comment, but then from your previous offensive comments to me, (on a thread you then closed before I'd had an opportunity to read it let alone comment on it), I am hardly surprised.

I was very disappointed to see those sort of comments from a board guide then; I still am.

On no occasion in this thread have I suggested suing my landlord. However, my kitchen ceiling is liable to fall down at any moment and I am suffering from bad asthma, as is my daughter. This particular plumber is unable to do the job before the middle of next week.

If it was my house, I can assure you I would be ringing round all the plumbers until I found one who could do the job sooner.

Wouldn't you?

I very much doubt that plumbers are so scarce that none can be found for 2 weeks, or even half a week. One of the (few) advantages of the recession must surely be that there are more tradespeople looking for work.

dfh

Oh-the poor OP.The horrible landlord must be punished for inflicting such misery on you and your daughter.

carolt

barnaby-bear wrote: »

I sounds like there is a leaking pipe in one of the pipes leading water from somewhere to somewhere.... it's legal for anyone to work on these - the CORGI (what ever letters the new one is) requirement is for the boiler appliance.... "draining the whole system down" means letting all the water out so there isn't any in the pipes when you try and replace them.... this isn't a big / skilled or dangerous job and isn't regulated.... while the system is drained it might be worth popping in some TRVs though if you haven't got them. This is the kind of stuff people do themselves pipework isn't legislated and as long as he isn't messing with the boiler itself or electrics (e.g. attaching earths to pipework (bonding) or electric shower) there isn't a problem.

Your LL should give you the safety certificate within a month (perhaps two weeks) or at the start of a tenancy - there's a specific tenant copy - have you asked for it?

Thanks for the hepful, relevant comment actually bothering to address the issue, rather than going off an irrelevant tangent about how 'lucky' I should consider myself to have a landlord who actually sends a plumber round when their kitchen ceiling is about to fall in. :rolleyes:

At the end of the day, unless this is dealt with quickly, my asthma or inconvenience is not (I am sure) what is motivating my landlord. Paying to have the kitchen ceiling put up again is going to cost a hell of a lot more than paying to have a leaking pipe replaced.

And I can see no reason why I'm expected to feel grateful for this. It's what I pay and an arm and a leg for in rent.

As I know - thanks to this thread - that my landlord has already broken the law twice previously, I wanted to check they weren't going to do it for a third time.

carolt

dfh wrote: »

Oh-the poor OP.The horrible landlord must be punished for inflicting such misery on you and your daughter.

Do you think so? What a strange person you are.

dfh

The landlord must pay lots of compensation.How dare he send someone in with 15 minutes notice.How dare he have a house with mould and spores.He is breaching health and safety regulations.Off with his head.