No heating, hot water, shower, or answers from LA - How long should we wait?

blunther

Hello,

Came back from holiday a couple of days ago to find the boiler knackered - no hot water, no shower as it runs off the boiler, and we can't wash and dry clothes as we have nowhere for them to dry in this weather. Out letting agent is usually on the ball, but they aren't responding to calls or messages, and we don't have a number for the landlord. How long should we wait before we can reasonably hire a plumber ourselves, get the boiler fixed, and claim back the money off the rent or from the LA (fully managed)?

Thanks!

maninthestreet

Do the LA have an office you can visit? You should have been give the LL's address - it's a legal requirement.

tbs624

maninthestreet wrote: »

You should have been give the LL's address - it's a legal requirement.

An address at which notices relating to the property/tenancy may be served should be provided but this can be the LAs address, or that of his accountant/solciitor. If T formally requests LL's name and address ( in writing) then it must be provided within 21 days of receving that request. Does not inlcude provision of a phone number.

The quickest route is to download the info from the Land Registry (4 quid fee)

tbs624

blunther wrote: »

Hello,

Came back from holiday a couple of days ago to find the boiler knackered - no hot water, no shower as it runs off the boiler, and we can't wash and dry clothes as we have nowhere for them to dry in this weather.

Try a lauderette for a temporary solution

blunther wrote: »

.Out letting agent is usually on the ball, but they aren't responding to calls or messages, and we don't have a number for the landlord. How long should we wait before we can reasonably hire a plumber ourselves, get the boiler fixed, and claim back the money off the rent or from the LA (fully managed)?

Notify the LA *in writing* with copy kept and get the LLs info from HMLR, as mentioned above so that he can be sent a copy. Bear in mind that if a LL does not provide the funds so that the LA can get someone in, then the LA is not th eone at fault ( there is no excuse though for an LA to fail to at least respond to your report to them.)

Google Shelter's Guide to Getting Repairs Done which describes the method for paying out and then recouping costs, in case that route becomes necessary. However, y ou have to allow your LL/LA a "reasonable " period of time in which to sort the boiler themselves and they should provide you with alternative means of water & space heating in the meantime ( can be hired by the day/the week)

Lovelyjoolz

tbs624 wrote: »

The quickest route is to download the info from the Land Registry (4 quid fee)

Does this not just give you the name of the LL and the fact that he owns the rented property. It doesn't give an alternative residential address does it?

tbs624

Lovelyjoolz wrote: »

Does this not just give you the name of the LL and the fact that he owns the rented property. It doesn't give an alternative residential address does it?

In many cases there will be a current residential address for the LL, not least so that the LL has a measure of protection from fraud. Where a LL lets out a property which was bought on a resi mortgage without seeking consent to let then the only address may be that of the tenanted property

Lovelyjoolz

tbs624 wrote: »

In many cases there will be a current residential address for the LL, not least so that the LL has a measure of protection from fraud. Where a LL lets out a property which was bought on a resi mortgage without seeking consent to let then the only address may be that of the tenanted property

And what about when a property was bought on a residential mortgage and then, when the mortgage was completely paid off the property was rented out? How will the Land Registry know the LL's new address if they are not formally contacted.

I'm only curious, because I haven't been asked to provide a correspondance address to LR for the (owned outright) property I current let, and I'm thinking that perhaps I should, for the T's peace of mind..

G_M

When you buy a property you must provide the Land Registry with your contact address. In most cases this is the same as the purchased property, but obviously not for a let property.

Where an owner later lets their property out, they should update the LR with their contact address, but this does not always happen.