Renting & Heating Issues

p00hsticks

tbs624 wrote: »

calmly state in your letter that your electricity bills will be higher than they would normally have been and that you would like the LL to consider some form of recompense for this..

But to be fair when suggesting a value, also reckon in the fact that your gas bill should be lower as the boiler has been off ....

Tiddlywinks

You need to put your concerns in writing to the managing agent with a copy to the LL (both recorded).

Do you have an electric shower that heats water? You already have a secondary heat source so water is the only real issue isn't it?

Realistically, could a homeowner have done anything faster in these circumstances? My boiler went wrong a few months ago. Bank holiday so usual plumber wasn't around. It took nearly a week to source the part as the boiler is about 10 years old and was out of stock in most places. it was touch and go as to whether it would be cheaper long term to replace rather than fix it.

I had no hot water and so do know that it is not great; however, this sort of thing happens to us all at some point and you should try to be reasonable in your expectations as to how quickly (given the holidays/recent weather/burst pipes requiring urgent plumber visits etc) your agent/LL can sort this out. They have the same constraints as everyone else in this situation.

tbs624

Tiddlywinks wrote: »

You need to put your concerns in writing to the managing agent with a copy to the LL (both recorded).

Do you have an electric shower that heats water? You already have a secondary heat source so water is the only real issue isn't it?

Realistically, could a homeowner have done anything faster in these circumstances? My boiler went wrong a few months ago. Bank holiday so usual plumber wasn't around. It took nearly a week to source the part as the boiler is about 10 years old and was out of stock in most places. it was touch and go as to whether it would be cheaper long term to replace rather than fix it.

I had no hot water and so do know that it is not great; however, this sort of thing happens to us all at some point and you should try to be reasonable in your expectations as to how quickly (given the holidays/recent weather/burst pipes requiring urgent plumber visits etc) your agent/LL can sort this out. They have the same constraints as everyone else in this situation.

This argument seems to get brought up a lot - the fact is that the LL is legally obliged to to

"keep in repair and proper working order the installations in the dwelling-house for space heating and heating water." (my bolding)

T is paying rent for a property which has its heating system so kept - LL either needs to have their tame local plumber/sign up to a service/repairs contract or allow sufficient cashflow to fund those expensive "emergency" rate plumbers.

The fact is that some LLs expect their Ts to tolerate a much lengthier wait for repairs to be effected than those wi which they would put up with for their own homes. If you are dealing with your own heating then yes of course you are free to decide to pay a lower rate to a plumber who is not available as quickly as others who charge more might be.

poppysarah

Drusillamac wrote: »

Thanks very much for your advice. Out of interest, would emails be sufficient instead of letters?

You could belt and braces it.

email with
"Hard copy sent by post"

olly300

tbs624 wrote: »

The fact is that some LLs expect their Ts to tolerate a much lengthier wait for repairs to be effected than those wi which they would put up with for their own homes. If you are dealing with your own heating then yes of course you are free to decide to pay a lower rate to a plumber who is not available as quickly as others who charge more might be.

One issue you have is even if you are willing to pay for the plumber to come out - I've had 2 landlords that have - they are not always available to come out that quickly as they have other calls so have to fit you in.

Any tradesman who is any good is always busy.

samm1551

I don't think that the timescale is out of the ball park. When my boiler went it took my plumber 3 weeks to get it sorted, and at the time I owned my own home. Now I let that property and would still treat it as though I owned it if anything went wrong. This time of year plumbers are always in demand because this is when people find out that "this radiator doesn't work" or something else has gone horribly wrong. Same with gas engineers, sparkies, etc

samm1551

Should add though that it wouldn't hurt for a reduction in rent due to this inconvenience, but put it in writing to the Letting Agent.

silvercar

tbs624 wrote: »

This argument seems to get brought up a lot - the fact is that the LL is legally obliged to to

"keep in repair and proper working order the installations in the dwelling-house for space heating and heating water." (my bolding)

T is paying rent for a property which has its heating system so kept - LL either needs to have their tame local plumber/sign up to a service/repairs contract or allow sufficient cashflow to fund those expensive "emergency" rate plumbers.

The fact is that some LLs expect their Ts to tolerate a much lengthier wait for repairs to be effected than those wi which they would put up with for their own homes. If you are dealing with your own heating then yes of course you are free to decide to pay a lower rate to a plumber who is not available as quickly as others who charge more might be.

As a LL I would prioritise repairs to tenanted property quicker than my own. My tenant lost heating and hot water one evening in Xmas week. I had an expensive emergency plumber round at 8.30am the next morning who did as much as they could, so tenant then had electric heaters and boiler providing hot water. Two days later the part arrived with plumber to fit, only to find the part was not the only problem. Another day and a half and second plumber revisits so boiler is now providing heat and hot water but still some work to be done which has been scheduled for next week as now non-urgent.

tbs624

silvercar wrote: »

As a LL I would prioritise repairs to tenanted property quicker than my own.....

as all decent "professional" LLs should

Drusillamac

Hello, thanks for all the advice folks. Thought I'd post a wee update. It appears the LA has been talking rubbish. I rang him yesterday to get an update and he said he would call me back with a date when the new boiler was getting fitted. He phoned back today when I was at work and left a message on my mobile. Turns out the LL does not want to get a new boiler and it's back to getting a new PCB unit fitted! Tonight I am crafting a polite but annoyed letter to the LA and a copy to be passed onto the LL.