No hot water for 3 weeks, Landlords Agent ignoring calls and messages

seraphina

Colincbayley wrote: »

And that is my point!

If the tenant owned the property what would they do different.

It is all well and good for tenants to say it is the LL's problem and they want it sorted today. However if the tenant owned the property what would they be doing now that the LL is not.

Seem's to me that the LL IS trying to sort the problem out:cool:

It's totally different. If it's my house and my boiler, I'll replace it whenever I feel like it and whenever I can afford it - if I'd rather do without it for a few weeks/months whilst I scrape pennies together, that's my perogative.

On the other hand, the OP is paying rent for a service, part of which includes a functioning boiler to provide heat and hot water. The landlord's issues are not the tenant's problem.

For what it's worth, we were in this situation once as tenants. No hot water Thursday, plumber came round on Saturday and condemned the whole boiler. We had a new boiler installed, courtesy of the landlord on the Wednesday, less than a week after the first problem. I'd expect nothing less from any landlord.

Colincbayley

seraphina wrote: »

For what it's worth, we were in this situation once as tenants. No hot water Thursday, plumber came round on Saturday and condemned the whole boiler. We had a new boiler installed, courtesy of the landlord on the Wednesday, less than a week after the first problem. I'd expect nothing less from any landlord.

In one of my properties two weeks ago that failed on the Monday, and a New boiler was being fitted 9am Tuesday Morning.

However, I doubt the OP is looking at a replacement.

They have already stated that it has taken 3 plumbers to track down the problem. Now that the fault has been found what would the OP do different to the LL?
The purpose of my question is not to appoint blame to the tenant, but to make them think of the options.
I would bet my bottom dollar that if they owned the boiler they would be coming up with answers!

clutton_2

not all problems with hot water and heating require new boilers - and different gas engineers will give you different answers... i had a really money-grubbing gas guy for a while who wanted to replece the whole installation.... rads boiler pipe work the lot...

the gas-guy i subsequently went to flushed the rads; left the pipework intact , cleaned the boiler, replaced a few bits and bobs and kept it going for another 3 years before a new boiler was needed.... he also was/is a landlord and understood phased maintainance..

having said all that, of course a LL should expedite with all speed any repairs needed - but as Colin says.. it can take time time and more time sometimes to even diagnose a problem - as long as we are seen to be acting reasonably in our attempts to repair - that is all the law requires....

i dont believe there is a definition of reasonable as each repair is unique.... nor should there be

We are not magicians - altho some tenants think we should be...

Colincbayley

clutton wrote: »

not all problems with hot water and heating require new boilers - and different gas engineers will give you different answers... i had a really money-grubbing gas guy for a while who wanted to replece the whole installation.... rads boiler pipe work the lot...

the gas-guy i subsequently went to flushed the rads; left the pipework intact , cleaned the boiler, replaced a few bits and bobs and kept it going for another 3 years before a new boiler was needed....

The good one's are worth their weight in gold!:)

Colincbayley

clutton wrote: »

not all problems with hot water and heating require new boilers - and different gas engineers will give you different answers... i had a really money-grubbing gas guy for a while who wanted to replece the whole installation.... rads boiler pipe work the lot...

the gas-guy i subsequently went to flushed the rads; left the pipework intact , cleaned the boiler, replaced a few bits and bobs and kept it going for another 3 years before a new boiler was needed.... he also was/is a landlord and understood phased maintainance..

having said all that, of course a LL should expedite with all speed any repairs needed - but as Colin says.. it can take time time and more time sometimes to even diagnose a problem - as long as we are seen to be acting reasonably in our attempts to repair - that is all the law requires....

i dont believe there is a definition of reasonable as each repair is unique.... nor should there be

We are not magicians - altho some tenants think we should be...

Just to go off topic for a min, how much do you normally have to cough up for a replacement boiler?
I've had various prices over the years, £1000 for a combi about 3 years back, £2000 for one a couple of weeks ago
( Have had prices for a lot more! :eek:)

clutton_2

In addition to the one above, i have only had to replace one boiler in 11 years !!!! astonishing now i come to think about - and that was only because it was an all electric house i had bought, and i wanted to change to a combi gas boiler and went with a Worcester .. that was 5 years ago and the entire installation (big house - 3 bed/3 recep) cost just over £4k

i can check out with my great Gasguy where is the best place to buy a condensing boiler if you like ?

i just looked on www plumbnation dot co dot uk - their Worcester condensing boilers are very reasonble - from £597 (+ VAT) but its when you add on all the other stuff..

(i paid nearly £300 for a flue once... ""ouch "" -

i did not go through to their purchasing page to see how much you end up paying tho with freight etc. They are in the Wirral

Colincbayley

clutton wrote: »

i have only had to replace one boiler in 11 years !!!! astonishing now i come to think about - and that was only because it was an all electric house i had bought, and i wanted to change to gas.. that was 5 years ago and the entire installation (big house - 3 bed/3 recep) cost just over £4k

i can check out with my great Gasguy where is the best place to buy a condensing boiler if you like ?

Thanks, but I'm not overly worried about the cost, I would always stick with my own gasman anyway as I trust him, just wanted to get a general feel for the going rate. ( Not that I am planning any more new ones !! )

Cheers.

claireelizz

Colincbayley wrote: »

In one of my properties two weeks ago that failed on the Monday, and a New boiler was being fitted 9am Tuesday Morning.

However, I doubt the OP is looking at a replacement.

They have already stated that it has taken 3 plumbers to track down the problem. Now that the fault has been found what would the OP do different to the LL?
The purpose of my question is not to appoint blame to the tenant, but to make them think of the options.
I would bet my bottom dollar that if they owned the boiler they would be coming up with answers!

What would I do differently to the LL? Errr get it fixed for starters! If I owned the boiler it would have been fixed within a week of diagnosing the problem! 3 weeks (4 on wednesday) without hot water is unacceptable. I dont doubt that the landlord is in a difficult position but like seraphina says we are paying a substantial amount rent for a service, which includes a functioning boiler to provide heat and hot water. If they cannot find a quick solution to fix the boiler then alternative arrangements should be made i.e. connecting the immersion heater.

Turnbull2000

seraphina wrote: »

On the other hand, the OP is paying rent for a service, part of which includes a functioning boiler to provide heat and hot water. The landlord's issues are not the tenant's proble

Yeah, that the landlord may struggle to afford a new boiler is tough f*cking sh*t. If he doesn't get it sorted, either deduct it from the rent or move yourself out and let him sink.

clutton_2

""If they cannot find a quick solution to fix the boiler then alternative arrangements should be made i.e. connecting the immersion heater.""

i absolutly agree with you Claire... there is no excuse for that


Turnbull - we dont normally talk to each other in that type of language on this part of MSE.....