Bit of a dilemma...

flappy_mcwarbucks

Well, not so much a dilemma, more a "how do i handle this?" type thing.

On the front of it, it seams quite a simple thing. A pesky leaky kitchen tap (that has been leaking since i wibbled my fat booty in the door for the first time) and i have mentioned it to the landlady quite a few times.

Now the tricky bit: I do get along really well with my landlady, and to give her the dues she deserves, when major things have gone wrong, they have been fixed pretty sharpish (like the boiler gave up: that was fixed quickly. And the front door decided one day it was not going to open: that was done on the same day etc...). But it's the small thing of that damned tap.

Like i said, i have mentioned it to her, and she has said "Well, it's off now" despite me having to have a verbal argument with it to turn it off (it has a nack to it, and a few flicks of the wrist generally gets it off. then 10 minutes later it will start dripping - it's an annoying little fellow)

I know what i should do (put it in writing and so on) but i don't want to annoy her (it's the diplomatic side of things, so i am putting my point across without being to harsh, or abrupt)

If you get what i mean?

CLAPTON

maybe fix it yourself?

flappy_mcwarbucks

CLAPTON wrote: »

maybe fix it yourself?

Genius. The thought never crossed my mind.

I should run it by her first though. It is her flat after all.

may_fair

If the leaky tap is due to the washer needing to be replaced - i.e. a simple maintenance task like changing a lightbulb - it's your responsibility as tenant to replace it. You have an obligation to act in a tenant-like manner.

This was defined in a famous judgment in Warren v Keen 1954:

'What does "to use the premises in a tenant-like manner" mean ? ..The tenant must take proper care of the place. He must, if he is going away for the winter, turn off the water and empty the boiler. He must clean the chimneys, when necessary and also the windows. He must mend the electric light when it fuses. He must unstop the sink when it is blocked by his waste. In short, he must do those little jobs about the place which a reasonable tenant would do. In addition, he must, of course, not damage the house wilfully or negligently; and he must see that his family and guests do not damage it; and if they do, he must repair it. But apart from such things, if the house falls out of repair owing to fair wear and tear, lapse of time or for any reason not caused by him, then he will not be liable to repair it.'

PasturesNew

may_fair wrote: »

If the leaky tap is due to the washer needing to be replaced - i.e. a simple maintenance task like changing a lightbulb - it's your responsibility as tenant to replace it. You have an obligation to act in a tenant-like manner.

Apart from not having the tools, or any experience whatsoever ..... if I even attempted that I'd end up: flooding the immediate area, panicking, screaming.... before bodging it back in a bad way so it was worse than before.... I'd also have a piece left over and be missing a piece



Surely a washer is wear and tear... so part of the LL remit.

flappy_mcwarbucks

PasturesNew wrote: »

Apart from not having the tools, or any experience whatsoever ..... if I even attempted that I'd end up: flooding the immediate area, panicking, screaming.... before bodging it back in a bad way so it was worse than before.... I'd also have a piece left over and be missing a piece



Surely a washer is wear and tear... so part of the LL remit.

I used to maintain my old landlords properties, so i have done a load of washers.

And for the sake of £4, i'll check with the landlady to get her blessing, and do it myself.

And thank you may_fair. That's an interesting post, and i'll bear that one in mind

G_M

A leaking tap is almost certainly a washer.

£4? Last time I did one I turned off the water, took out the washer, took it to my plumbers merchant and they GAVE me a replacement. The paperwork to sell it would have been more than the 20p price. (OK - this was not B&Q!)

So the only cost was the petrol.

If you've never done one, it's agood thing to learn how to do it. Invest in a good DIY book which will last you a lifetime and be invaluable when you eventually stop renting and buy your own place.

And a tap washer is a great place to start!

may_fair

PasturesNew wrote: »

Apart from not having the tools, or any experience whatsoever ..... if I even attempted that I'd end up: flooding the immediate area, panicking, screaming.... before bodging it back in a bad way so it was worse than before.... I'd also have a piece left over and be missing a piece



Surely a washer is wear and tear... so part of the LL remit.

I've no idea how to change a washer, either, but the fact is that 'normal' people (unlike us) are expected to know how to do it. I actually can't change most of the lightbulbs in my place...(fine with the old table lamp bayonet style ones...).

LL would only be liable if it fell under disrepair. Wear and tear isn't disrepair.

martindow

If it has been leaking for a long time water can damage the valve which might need reseating. If you are not reasonably confident about DIY this could be more daunting.

http://www.plumberparts.co.uk/reseat-dripping-tap/

poppysarah

flappy_mcwarbucks wrote: »

A pesky leaky kitchen tap (that has been leaking since i wibbled my fat booty in the door for the first time)

Is that a euphemism?

I would put it in writing.

Whilst a tap leaking might only be a washer it isn't something that I would be happy tackling.

That might make me a DIY wimp but I think it's fair assessment.

Just doing a bit of research:
Note: In some parts of Australia it is illegal to change tap washers - you must call in a licensed plumber to do the job. Check with the water supply authority in your own state

If you don't own the tools or have a clue what you're doing then trying to change a washer is a no no.

G_M

Yes, I agree some people are DIY wimps, but come on! A bit more self-sufficiency in the world is needed. Nowadays everyone seems to think they have the right to blame someone else for anything that goes wrong, and call on someone else to do everything for them.

And Australia? So?

I'm sure if you are looking for justification for ANY position you take on ANY issue - look hard enough and you'll find a country somewhere in the world where the system supports your position.

Sorry poppysarah - usually I'm with you, but on this occassion..... it's not a no no.