Rights about hot water in rented flat

jh292

Hi all,

I rent my flat and have been away for the holidays and on returning (Sat 24th) there was no hot water supply.

Now bear with me because this takes some explaining!

I didn't realise there was no hot water til my parents left on the Sunday. I contacted my landlord on the Monday and they passed it on to the contractor. After some questioning and pushing the contractor came out on the Thursday.

He checked the immersion and said it looked fine so checked the switch on the wall and my fusebox and said there was no electricity to that side of the fusebox, he also looked at the meter and thought the same. I have a split fusebox, heaters and immersion one side, lights and sockets on the other.
I contacted E.On and someone was sent to check the clock as I have heatwise. The electrician sent said there was a supply to the box and the immersion but as it was heatwise there would not have electric to that side of the fusebox when the contractor came out as it was outside the times heatwise works.
I contacted the landlord on Friday morning and explained what had been said and that the heaters and the electric supply is fine and she said she would pass it on to the contractor again.
She rang me Saturday morning and told me that the contractor thinks I should get Eon out again as they think its a stopped clock when I explained that all this had been checked by Eon she said she would contact the contractor again but they don't work weekends so it would have to wait til Monday.

I'm more than a bit peeved as I am back at uni next week so I'm out all day and they don't come out in the evenings.
Is there anything I can do about this, or is it considered an inconvenience more than an emergency?

They took 4 days to come out last time and if this lasts another week I'm going to be even more peeved as I can't use my washing machine and can't have a shower!

Any advice would be welcome,

Jiggs

unholyangel

I had problems in my flat with the heating/hot water system for 8 months and had gas engineers out several times a week.

I cant remember all the ins and outs but i do remember that i was entitled to claim for:
1. A discount to my rent
2. Any difference it cost me to use the electric system instead of gas (i had a old electric system installed which they enabled for me to use as a back up if my gas failed again).

If you are not avaialble during the day, wouldnt your landlord be available?

jh292

Oh yea, I didn't think of the landlord! It would be the agent though.

and hopefully it won't go on for 8 months as my only alternative is a kettle!

Owain_Moneysaver

The electrician should be able to move the immersion from the offpeak (Heatwise) section of the consumer unit to the ordinary section, so the immersion still works, as a temporary measure.

You'll pay ordinary rates for the hot water in the meantime though, and watch you don't leave it switched on all day/night unaware of the ££££s.

The landlord/agent is responsible for arranging access for repairs and has to agree with the contractor or Eon picks up and returns keys to/from the agent, or the agent sits in the property waiting for the contractor to arrive. That's assuming they have keys.

Washing machine should work on cold fill? Unless it's also on a heatwise circuit.

Former_E.ON_Company_Representative:_Malc

Hi Jiggs

With Heatwise meters, your water heating and central heating will be wired directly into the circuits at the property.

This is to allow you to take advantage of 10 hours of cheaper, off peak electricity for water/heating purposes.

E.ON will only check out the meter. Any work required beyond the meter will be the responsibility of the tenant/landlord/agent.

Just a thought, but has a previous tenant made changes to the set up?

Sometimes, we're asked to de-energise the Heatwise part to leave a conventional one or two rate (Economy 7) meter. If this has been done without remedial work to the circuitry, there could be a knock on effect to your water/heating.

I'm speculating here, though and, to be honest, the E.ON engineer should have noticed this.

I'd suggest having a chat with one of our specialist metering teams.

Hope this is of use Jiggs. Give me a shout if you need any more info as will be happy to help.

Malc

jh292

E.ON_Company_Representative:_Malc wrote: »

Hi Jiggs

With Heatwise meters, your water heating and central heating will be wired directly into the circuits at the property.

This is to allow you to take advantage of 10 hours of cheaper, off peak electricity for water/heating purposes.

E.ON will only check out the meter. Any work required beyond the meter will be the responsibility of the tenant/landlord/agent.

Just a thought, but has a previous tenant made changes to the set up?

Sometimes, we're asked to de-energise the Heatwise part to leave a conventional one or two rate (Economy 7) meter. If this has been done without remedial work to the circuitry, there could be a knock on effect to your water/heating.

I'm speculating here, though and, to be honest, the E.ON engineer should have noticed this.

I'd suggest having a chat with one of our specialist metering teams.

Hope this is of use Jiggs. Give me a shout if you need any more info as will be happy to help.

Malc

Thanks Malc, I've been in my flat for the past 3 years-ish and there were no issues before went on holiday, so there was no previous tenant and there should have been no work done whilst I was away as I have not been told of any.

E.On, who have been the only helpful ones this past week, have confirmed that the electricity is being supplied to the fusebox and my heaters are working fine (which is on the same part of the fuse box as the immersion). The E.On engineer also kindly checked the wall switch for the immersion and there was a supply to it.

The problem I have is that I want to know if there are any rights I have other than to keep harassing the landlord agent until it is fixed - i.e. if this lasts for a second week can I ask for a reduction in rent for this month?

Basically, what are my rights?

Former_E.ON_Company_Representative:_Malc

Hi Jiggs

Forget what I said about the heatwise being de-energised. I was just speculating but it seems this is not the case here.

As our engineer has given the meter the all clear, I'm afraid it's back to the landlord/agent.

One tip with heatwise, make sure you're using the cheaper periods to the best effect by heating your property and water during the off peak times.

Also, for 5 hours at night, you can use any electrical appliances and benefit from the cheaper prices.

Not sure about your tenancy rights as this is way beyond my comfort zone. :huh: Hopefully, someone will be along shortly with more knowledge and experience in these matters. Good luck.

Malc

PZH

jh292 wrote: »

I contacted my landlord on the Monday and they passed it on to the contractor. After some questioning and pushing the contractor came out on the Thursday.

jh292 wrote: »

Oh yea, I didn't think of the landlord! It would be the agent though.

jh292 wrote: »

The problem I have is that I want to know if there are any rights I have other than to keep harassing the landlord agent until it is fixed - i.e. if this lasts for a second week can I ask for a reduction in rent for this month?

Are you dealing with the Letting Agency or with the actual Landlord ?

Personally, I have always been advised to deal with the Landlord and to do so in writing - and if the landlord insists it goes through a Letting Agengy - then send a copy of all letters to the Landlord as well.

You may also want to ask on the House Buying, Renting & Selling board (or ask a mod to transfer the thread) as there are actual Landlords there who will know your rights.

jh292

It is the landlords agent I'm dealing with, as the flats in my block are owned by different people. One company does lettings and problems in communal areas and I have the landlord agent who deals with the problems in my flat.

Also, I'm still learning the ropes but how do I ask a mod to transfer the thread over to the house buying, renting thread?

Thanks!

Owain_Moneysaver

Looks like the problem is with the immersion heater itself then. Modern ones have a resettable overheat cutout under the cover, in case the main stat fails on. Caution: bare live terminals under the cover.

PZH

jh292 wrote: »

Also, I'm still learning the ropes but how do I ask a mod to transfer the thread over to the house buying, renting thread?

Drop a PM to Squeaky

jh292 wrote: »

...and I have the landlord agent who deals with the problems in my flat.

It is still the Landlords legal responsibility to deal with issues that are reported (in writing). Does the Landlord know about the heating issue and that you have waited so long for a repair? Maybe the Landlord would be as disappointed as you are with the service given by the Agent?