Urgent advice please! Problem with tenant!

far2812

Hi All - need some urgent advice please.

My tenant rang to tell me that there is a leak in the kitchen, I have called a plumber and the only time he can come for me is tomorrow morning at 8.30am.

I called my tenant to ask her if she would be home and if not, if ok with her for me to let myself in!

Stupidly I allowed her 2 dogs in the property and she has left me a really sh**ty message saying that "it is not my problem that there is a leak - and you MUST arrange a time to suit me! I dont want you in my home without me being there as I don't know how the dogs will behave so sort it out"

Firstly I am so sick of the way she speaks to me - I want the plumber in there to sort the leak!

Any advice please?

tawse57

I am sorry to hear this.

I am coming up to my third year in rental accomodation and I treat the house as if it was my own and look after it.

I can't answer you question about how to get a plumber in there but, perhaps, if you can find another better tennant longterm it is worth thinking about.

tiny_tear

far2812 wrote: »

she has left me a really sh**ty message saying that "it is not my problem that there is a leak - and you MUST arrange a time to suit me! I dont want you in my home without me being there as I don't know how the dogs will behave so sort it out"

sorry not being very helpful, but i would not allow anyone to speak to me in that manner, let alone someone dealing with me during a business transaction - which is what this is.

tell her the leak is her problem and you need to sort it out and that is what you are doing. ask her to keep the dogs closed in a room while you are there

clutton_2

This is a bullying tenant.... stay professional.... call her and ask her exactly where the leak is and how it is manifesting itself and how long has it been there ?

then say you will get back to her - are you doing this by text ? you should be doing it by email to create a paper trail.....

When did she last sign a tenancy agreement and for how long ?

G_M

How much do you know about the leak? In particular, is it causing ongoing damage?

Where is it?
Is it a drip or a flood?
Is it a tap leaking into a sink or a split pipe leaking onto the floor?
Has the tenant turned the mains off?

If it is causing ongoing damage, and the tenant has not turned off the mains, I would classify it an emergency and would go in immediately and make it safe myself by turning off the mains. I would then call her to say that as she wants it fixed, the plumber will be there at 8.30.

If the tenant has said she wants it fixed, but does not want you there without her, did she give you times when she will be there? If not, how does she expect you to get a plumber in?

Longer term, once this is dealt with, is she still in her fixed term contract? When does it expire? Give her notice and find yourself another tenant.

MrsManda

Depending on what the leak is you may have the right to enter the property to let the plumber in regardless of what your tenant says. Is the problem just a leaky tap ( in which case you need to give the tenant a minimum of 24hrs notice) or is something more serious (in which case you can class it as an emergency and enter)?

What landlords should do when repairs are needed

As a landlord, you have a legal right to enter your property to inspect it or carry out repairs. You must give your tenants at least 24 hours' notice, although immediate access may be possible in emergencies.
You cannot enter the property in other circumstances, unless you have a court order.
If you have a local authority grant to carry out repairs and your tenant refuses access, you can apply for a court order to enter the property. Your tenants have the right to stay in the property during the repairs.

far2812

Thank you so much for all the advice!

The leak is coming from behind one of the cupboards and apparently the wooden floor in the kitchen has started lifting!

To be honest, I am so livid with the way that she has spoken to me - no-one should speak like that to anyone.

I have asked her when she is available and she has said between 12.30 and 1pm tomorrow!! (Not giving the plumber much time!)

I have had a lot of problems with this tenant - on meeting her, she appeared very suitable but has turned out to be a nightmare calling me every other minute for something or other.

She moved into the property on 1st July on a 6 month contract - so I am most certainly going to give her notice and seek more suitable tennants!

When would you suggest I give her her notice ??? I can imagine this is going to be a real nightmare - she is not all sweetness and light as I first thought - ie 3 weeks after moving in - she asked me to fill in forms to go onto housing and CT benefit - I had actually stipulated no DSS for various reasons!

Again many thanks for any advice!

G_M

If

the wooden floor in the kitchen has started lifting!

and the leak is ongoing, go round now and turn off the mains before more damage is done!

1st July on a 6 month contract

You are stuck with her till 1st January.

Serve her (properly!) with a S21 Notice shortly before 1st November (ie giving her at least 2 months notice.) Expect her to be unhappy about this, hence don't do it earlier as she may become even more troublesome!

poppysarah

I'd go and check it this evening. It's an emergency if it's a leak and needs looking at... might be better if you take some clothes to mop up/bucket. You might be able to isolate whatever is leaking... If not heating off and drain down maybe if it's the heating...
Take some photos too of any damage now (for insurance) and you might need to consider giving your insurance a call.

far2812

Thanks G_M - I know that is my concern with her! I am usually a good judge of character but she has completely fooled me!

I have just tried calling her but no answer - so should I go around and let myself in?

clutton_2

take a witness with you - and let yourself in and leave her a note saying you deemed this leak to be an emergency and that you have turned the water off and you will be in touch with her as soon as you have a plumbers appointment and she is very welcome to be there when the plumber comes.. then arrange to meet the plumber yourself...

keep a copy of the note and get your witness to sign a Witness statement as to what you found....