Pipe burst in property, due to T not having heating on. Thoughts please.

flora48

You seem to be a very fair minded person, stand the costs of making good but take the full rent due. Your tenant needs learn that there are resposibilities on both sides.

clutton_2

as a landlord of 11 years now, i would write a letter explaining that tenants are legally bound to act in a "tenant like manner" and this includes preventing damage to the property - exactly this scenario - and that as they have not taken any flood preventive measures, that you will be claiming the costs of reparation - less fair wear and tear - from their deposit on leaving.... and get them to sign this letter so that there will be no dispute with DPS when they depart.

The property is not uninhabitable because it has no water for 24 hours; and you have expedited repairs very quickly.


Have you taken photographs of the damage ?

Its this sort of situation that benefit tenants need to learn is part of their responsibilities as a tenant, and they need to understand the consequences of their action.

Morglin

JPS29 wrote: »

LMCD,

Don't get me wrong, inside I am !!!!!! off, I too have a mortgage on the property,, work 2 jobs and just get by.

But the property is in a not so great area and the tenant is DSS, for them to find the £500 or so pounds this is going to cost me would be a non starter. Take into account rental voids etc if relationships turn sour I'm thinking of the big picture taking this on the chin.

Smiling on the outside so to speak

JPS29,

If I ever have to rent privately, I hope I get a landlord as nice as you.

There are so many bad landlords, it makes a real change to read something from someone who treats tenants so well.

Lin

tbs624

clutton wrote: »

as a landlord of 11 years now, i would write a letter explaining that tenants are legally bound to act in a "tenant like manner" and this includes preventing damage to the property - exactly this scenario - and that as they have not taken any flood preventive measures, that you will be claiming the costs of reparation - less fair wear and tear - from their deposit on leaving.... and get them to sign this letter so that there will be no dispute with DPS when they depart.

LLs should also seek to protect their properties by sending their Ts a standard letter reminding them that turning the heating off and leaving the property empty is likely to result in a burst pipe, with resultant costs. This is especially important when we have extreme low temps such as those experienced in the past couple of weeks. A tenant on a low income is likely first to be thinking of their heating bills, without perhaps realising that they could end up paying a whole lot more out than a few days worth of heating costs.

clutton wrote: »

Its this sort of situation that benefit tenants need to learn is part of their responsibilities as a tenant, and they need to understand the consequences of their action.

Why single out "benefit tenants"? I agree with you that Ts have a duty to act in a "tenant-like manner" but that applies to all Ts, not just those in receipt of benefits. Perhaps I misinterpret your comment but it sounds as though benefit claimant in general = "thicko" in your eyes, in need of a special learning process. There are also (edit: likely to) be many OOs and non-benefit claiming Ts who got caught out by the recent extreme temperatures: a plumber friend has had a very profitable couple of weeks.

The OP has clearly decided on the (generous) course of action which he wishes to take, to suit his own LL/T relationship, and he will of course be able to set some of those costs against rental income on his tax return.:)

silvercar

tbs624 wrote: »

LLs should also seek to protect their properties by sending their Ts a standard letter reminding them that turning the heating off and leaving the property empty is likely to result in a burst pipe, with resultant costs.

I agree but how often is this necessary? Annually? Every winter cold spell?

Why single out "benefit tenants"? I agree with you that Ts have a duty to act in a "tenant-like manner" but that applies to all Ts, not just those in receipt of benefits. Perhaps I misinterpret your comment but it sounds as though benefit claimant in general = "thicko" in your eyes, in need of a special learning process. There are also be many OOs and non-benefit claiming Ts who got caught out by the recent extreme temperatures: a plumber friend has had a very profitable couple of weeks.

OO are probably as much in need of reminders as Ts, so maybe the government should issue warning adverts on TV.

[/QUOTE]

JPS29

Hi all, thanks for the replies.

Just to update. Plumber has been out today and sorted the pipework. I have also bled all the rads whilst I was there and made fully sure the T was aware how to do this and also fully how to work the boiler, including setting the auto mode. I did do this at the start of the tenancy but felt a refresher would do no harm.

Had a good chat with the T and explained that he needed to look at it from a non biased view in that he may feel that its a waste of money to have the heating on when he's not there, but that by [preventetive measures and just an hour or so a day of heating or even leaving it on the low setting would stop unnescessary expenses. He knkows I am a family man and have worked all over xmas, further explained that to have to work my ar$se off all over Xmas and then stump up the costs for this wasn;t fair on me, but as he had/has been a good T that I would wear it this time.

By the end of our chat he saw where I was coming from and I'm sure the rent will be coughed up at the end of the week with no Q's asked.

Appreciate the pointer Clutton but as mentioned below I will include the expenses in my tax return as it is a legitmite rental so I can offset some of the cost. Also like I said before I'd feel different if this was intentional, or malicious but as it is I think it is "just one of those things"

It's a learning curve for me, and whilst I am a member of NLA real life experiences can sometimes learn you alot more:o I'can gurantee that in the next cold snap I'll be gently reminding my T's about their heating.

Just the carpet to get sorted now and then I can put this to bed.

Could have been a lot worse I suppose.

tbs624

Winter guidance from the NLA, from a couple of years ago

http://www.landlords.org.uk/news/pressreleases/2008/pressrelease-20081104winterrepairbillsforlandlordssettosoar.htm

clutton_2

silver car says

""Why single out "benefit tenants"? I agree with you that Ts have a duty to act in a "tenant-like manner" but that applies to all Ts, not just those in receipt of benefits. Perhaps I misinterpret your comment but it sounds as though benefit claimant in general = "thicko" in your eyes, in need of a special learning process. There are also be many OOs and non-benefit claiming Ts who got caught out by the recent extreme temperatures: a plumber friend has had a very profitable couple of weeks. ""

i have been housing benefit tenants for many years, and most of them are really nice people, and good tenants. However, because the rent is not "their" money - they seem to accept no responsibililty for it and seem to want to be "nannied" by both me and by the council.

They are informed of changes in their HB/LHA benefits, but it is EXCEptionally rare for any of them to contact me asking if this makes a difference to their rent top-up payments.

The same generally applies with repairs... most benefit tenants dont seem to understand that they have a Duty of Care to the property and that THEY have to report repairs and not rely on me being psychic. I simply dont get this with most working tenants.

tbs624

clutton wrote: »

silver car says

""Why single out "benefit tenants"? I agree with you that Ts have a duty to act in a "tenant-like manner" but that applies to all Ts, not just those in receipt of benefits. Perhaps I misinterpret your comment but it sounds as though benefit claimant in general = "thicko" in your eyes, in need of a special learning process. There are also be many OOs and non-benefit claiming Ts who got caught out by the recent extreme temperatures: a plumber friend has had a very profitable couple of weeks. ""

My words, not those of Silver Car

i

JPS29

Just to update.

Have just got home after being at the rental property all morning and am pleased to report that the carpet is now fitted and all back to normal.


The Landlord Tenat relationship has not been affected, if anything it's better than before, and he even wants to pay me the rent early this week.....

Thanks again to everyone for their input.

Best wishes