Timer on boiler broken - my rights as tenant

lozthewoz

Hi, I'm currently renting a property from a letting agents. It has a combi boiler but the timer doesn't work. The previous tenants told me about it and said that the agents checked it out but never got it fixed - it appears that the agents made such a fuss about it that the tenants said they didn't need it fixed just to keep the peace.

However, I've now moved in and as it's getting colder it's miserable having to get out of bed in the freezing cold, and coming home after work to a cold flat that takes time to warm up.

Before I ask the agents to fix it I want to know whether I'm within my rights to expect it to work - afterall, the boiler works, it's purely the timer that doesn't. I want to be sure so I can stand up for myself.

Thanks.

Edit: I forgot also to say how this relates to money - the tenancy agreement says that if the fridge/freezer breaks I have to pay towards fixing it, so I'm wondering if they will expect me to pay towards fixing the timer, or whether it's my right to have it fixed without any cost to me.

N79

You are within your rights to ask for this to be fixed and the LL should arrange the repairs.

Write to the LL informing them of the problem and asking them to arrange a repair. Do not mention anything the previous Ts have said - it may not accurately reflect what happened - just keep the letter polite and point out that the boiler timer is broken and needs repairing. Allow a reasonable period for them to investigate a solve the problem but definately no longer than a couple of weeks.

BexInLondon

I don't know if it's lawful for them to expect you to contribute towards fridge/freezer repairs anyway - unless they could prove that you had contributed. That would strike me as betterment on their part. Something I have learned from this site is that statutory rights cannot be overridden simply by a clause in a contract, though I don't know whether that would apply in this case.

clutton_2

if the LL provided the electrical equipment it is up to them to repair/replace it.

was the broken timer listed on the inventory of condition when you moved in ?

lozthewoz

No it wasn't mentioned on the inventory.

Basically when I went to apply for tenancy I asked them about the timer problem - they said they'd had it checked out and it was broken but hadn't been fixed. She kind of said that they didn't want to fix it unless it was a massive problem to anyone living there, so I agreed with them to be reasonable and to move in, see how it felt and then let them know if it's a problem.

However, the reason I'm cautious is that their attitude isn't great and I felt like they bully people into doing what they want - I felt like they were being very forceful and condescending towards me.

This is why I want to be sure of my rights before I ask them to fix it, because I want the confidence in myself to be able to push for a result.

N79

lozthewoz wrote: »

No it wasn't mentioned on the inventory.

Basically when I went to apply for tenancy I asked them about the timer problem - they said they'd had it checked out and it was broken but hadn't been fixed. She kind of said that they didn't want to fix it unless it was a massive problem to anyone living there, so I agreed with them to be reasonable and to move in, see how it felt and then let them know if it's a problem.

However, the reason I'm cautious is that their attitude isn't great and I felt like they bully people into doing what they want - I felt like they were being very forceful and condescending towards me.

This is why I want to be sure of my rights before I ask them to fix it, because I want the confidence in myself to be able to push for a result.

Well now you know. Start of polite but firm as going in all guns blazing tends to annoy good LLs but if the LL bullys you or prevaricates then your right comes from S11 of the LL & T act 1985. I can not really think of an arguement that the timer is not an essential part of the heating and hot water systems.

chewmylegoff

if your boiler is plugged into a normal wall socket, you may be able to set the boiler to be on permanently, and stick a cheapo timer in the wall plug so that the boiler is only powered at the times you want it to be on. worked for me once. might provide an interim solution for you until you can get them to fix it.

lozthewoz

Thank you all for your help!

Fire_Fox

lozthewoz wrote: »

No it wasn't mentioned on the inventory.

Basically when I went to apply for tenancy I asked them about the timer problem - they said they'd had it checked out and it was broken but hadn't been fixed. She kind of said that they didn't want to fix it unless it was a massive problem to anyone living there, so I agreed with them to be reasonable and to move in, see how it felt and then let them know if it's a problem.

However, the reason I'm cautious is that their attitude isn't great and I felt like they bully people into doing what they want - I felt like they were being very forceful and condescending towards me.

This is why I want to be sure of my rights before I ask them to fix it, because I want the confidence in myself to be able to push for a result.

If you only deal with the agency in writing, then you are formalising the complaint and not giving them room to be forceful or condescending.

clutton_2

""if your boiler is plugged into a normal wall socket," most boilers need to be connected into a fused spur not a 13amp plug socket

but if it is, then a plug-in-timer might work

can you investigate how much a new timer might cost ?