Landlord fitting new boiler

claireac

theartfullodger wrote: »

Hope it goes well....

re. the boiler & outside wall do I understand that the new boiler will have an outside wall?? (Hope so...)

re.
Two points....

a) He should have given you (formally, in writing) an "address to serve notices" (eg notice saying "boiler is bust" or "I am leaving"). It must be in Engerland or Wales (not Isle-of-Man, not Scotland, not Dubai). If not the rent is not due (oh!!!).. see
http://www.landlordzone.co.uk/landlord%27s_address.htm
[Landlord & Tenant Act, 1987, Section 48]
b) Non-resident LLs must have done a deal with HMRC for tax purposes or you the tenant/the agent need to hold onto 22% of the rent ... see
http://www.hmrc.gov.uk/CNR/nr_landlords.htm
I'm sure he has good relations with the tax man & declares all his income,,, aye, right...

Cheers!

Lodger

With regards to boiler, as it's going in the cupboard unless it is tall and very narrow, then I think it will still be on an internal wall. It will be adjacent to an external wall as it's positioned in the corner of the room.

I don't have an address for the actual LL, but everything is dealt with by a LA. Is that ok? That is who we're meeting with the plumber tomorrow, and who we speak to about any problems or queries. So far, they've been very good.

No idea about the tax man, I'll look into that.

Thank you very much for all the information!

prudryden

Boiler DOES NOT have to be on an outside wall.
Also, in addition to the negative list given to you in several previous post - you should also get copies of the workman's passports and if they are foreigners, be sure to get their immigrate status. It may be worthwhile to get the police involved - perhaps they could take fingerprints as a precaution.

Oh, and be sure to interrogate the Landlord about his reasons for putting in a new boiler - he may have an ulterior motive. If you don't like his answer, tell him to shove it you know where.

theartfullodger

So sorry Pru you seem to taken things as you did: No offence intended.

Cheers!

Lodger (Landlord since 2000)

clutton_2

artful - oft times you talk sense - other times you talk marbles ..... today is a marbles day ....

OP listen to PRU

why would you listen to anyone on a forum about a gas safety matter - unless they are a GASSAFE registered fully competent gas engineer.......

sounds to me as if the LA is acting very professionally indeed by arranging a site meeting to discuss things with you and your family -

the job will take as long as it takes, and maybe you could ease the pain by letting the kids sleep at a freinds house ?

bumpoowee

From past experience I would never let a landlord conduct any serious work on a property where I was living without some sort of compensation/rent reduction. My previous landlord hired some dodgy workmen who broke into the property (they turned up on the wrong day, so broke in to get their stuff from the garage that they'd left there previously) and broke a trellis and stone wall in the garden, which the landlord subsequently tried to blame me for and attempted to steal money from my deposit to pay for (but he was messing with the wrong person and shat himself when I told him I would see him in court).

olly300

claireac wrote: »

With regards to boiler, as it's going in the cupboard unless it is tall and very narrow, then I think it will still be on an internal wall. It will be adjacent to an external wall as it's positioned in the corner of the room.

Then the issue they have is how to fit the flue. The flue definitely needs to be on an external wall with no obstructions around it.

My boiler is on an internal wall but the flue is angled so it goes through to an external wall.

claireac wrote: »

I don't have an address for the actual LL, but everything is dealt with by a LA. Is that ok?

Yes.

Legally the landlord has to have an address in England and Wales to serve notices to. This can be their address or the address of their representative i.e. LA, parent, friend

claireac wrote: »

That is who we're meeting with the plumber tomorrow, and who we speak to about any problems or queries. So far, they've been very good.

Ask the plumber how he is going to fix the boiler and where the flue is going to go.

Also try and find out if all the necessary parts have been ordered. (I had to have my flue changed and it delayed things by 2 days.)

Have a pencil and a pieces of paper ready, and if in doubt ask him to draw a sketch.

If you don't sleep in the room and are willing to sleep on the sofa the work should go quicker as the workman won't need to tidy up everyday only at the end of the work.

Basically you want to do as much as possible to get them in an out as quickly as possible.

claireac wrote: »

No idea about the tax man, I'll look into that.

Not really any of your business.

Unless the landlord is being a s!!! I wouldn't bother with it.

DawnW

I had a whole new system, right from the meter, put in my large 3 bed, 3 storey house just before current tenants moved in. The whole thing took only 5 days. You will notice the difference in warmth / comfort and reduced bills, believe me! I had it done for us really, as we intend to move in within 2-3 years. But it is good that the tenants have the convenience of it in the meantime.

littlemissmoney

Is it safe / legal to have a gas boiler in your bedroom??

poppysarah

littlemissmoney wrote: »

Is it safe / legal to have a gas boiler in your bedroom??

Yes.

You can have a vertical flue one and stick it in a airing cupboard if you have one as an alternative. A registered proper gas man will know all the rules.

A straight swap boiler shouldn't take that long. It's only if it's got to be put elsewhere it will take time.

littlemissmoney

Can a room containing a gas appliance still be used as a bedroom?


Since 31 October 1998, any room converted to use as sleeping accommodation should not contain the following types of gas appliances:

1. A gas fire, gas space heater or a gas water heater (including a gas boiler) over 14 kilowatts gross input unless it is room sealed.
2. A gas fire, gas space heater, or a gas water heater (including a gas boiler) of 14 kilowatts gross input or less or any instantaneous water heater unless it is room sealed or has an atmosphere-sensing device.

If a room contains one or more of the above appliances and was used as a bedroom prior to 1998 then you will need to do a risk assessment to determine if it can still be used as a bedroom. If you are unsure of the safety of any gas appliance you should get a Gas Safe Registered engineer[11] to check it for you.

Source:
http://www.hse.gov.uk/gas/domestic/faqlandlord.htm#faq11

I've googled the rules. At your meeting with the fitter it might just be worth checking they realise it's in a bedroom?