Boiler Broken in Rented Accommodation - earliest replacement date in mid-Sept!

G_M

malcolmffc wrote: »

Every lease Ive ever signed (I'm on my 5th and hopefully final) allowed the landlord to enter the property for inspection or repairs provided it was at a reasonable time of day and subject to 48 hours' written notice.

Yup - many landlords, and agents, put this into their tenancy agreements.

Doesn't make it legal or enforcible!

LLs can write all sorts of stuff in (tenant must use professional cleaners when moving out; tenant must clean the windows once a month etc).....

There are conflicting rights over LL's access. LL has right of access; tenant has right to 'quiet enjoyment'. Rather than scaring tenants/the OP on this forum, either give the whole legal story (see here) or keep quiet.

malcolmffc

G_M wrote: »

There are conflicting rights over LL's access. LL has right of access; tenant has right to 'quiet enjoyment'. Rather than scaring tenants/the OP on this forum, either give the whole legal story (see here) or keep quiet.

From your own link, posted by the "legal expert"

"There is no rule of law that says that a landlord may not exercise any right of entry he reserves. A tenant must of course not be harassed. Apart from that he has a right to quiet enjoyment, but that right needs to be read as if it were qualified by any right reserved that allows the landlord to enter, so long as he behaves reasonably. It is not easy to say what is reasonable. Since the exercise of the right is not dependent upon a court saying it can be exercised there must be circumstances, apart from a case of genuine emergency, where it is not unreasonable for a landlord to enter without consent and even where consent is refused, but it is a brave landlord who thinks he knows what the circumstances are."

Kynthia

malcolmffc wrote: »

From your own link, posted by the "legal expert"

"There is no rule of law that says that a landlord may not exercise any right of entry he reserves. A tenant must of course not be harassed. Apart from that he has a right to quiet enjoyment, but that right needs to be read as if it were qualified by any right reserved that allows the landlord to enter, so long as he behaves reasonably. It is not easy to say what is reasonable. Since the exercise of the right is not dependent upon a court saying it can be exercised there must be circumstances, apart from a case of genuine emergency, where it is not unreasonable for a landlord to enter without consent and even where consent is refused, but it is a brave landlord who thinks he knows what the circumstances are."

I don't understand. Isn't this confirming what we've said? Reasonable is not entering any time a LL likes with 48 hours notice. Also a tenant refusing access for genuine inspection or repairs isn't reasonable and therefore the courts would likely find in the LL's favour for right of access.

anselld

skivenov wrote: »

Agreed - I switch my boiler on in the morning for a shower, then it goes back off again and I use the kettle. - Moneysaving!

Except a unit of gas is about half the cost of a unit of electricity. A condensing Combi will be cheaper to run than an electric kettle even for small water quantities.

LP87

Crikey you've been busy since last night!

RE: previous repairs - the accommodation wasn't rented prior to this house (couldn't afford to buy here!) and the only heating failures I have had prior to this were electric, for which he is qualified and insured so no worries there. The gas fires I've had have never ever gone wrong, even the 25 year old Carina E in attractive beige and brown colour scheme! Haha.

LL doesn't have a key to my flat. When I moved in, it said in my contract that I was permitted to change the locks, so I did - just in case the previous tenant still had a key so LL is unable to enter unless I am here.

Like I said I'm just going to sit it out and do very few dishes. My kettle is fairly small so it takes at least 5 boils to get a decent bowl of water!

barnaby-bear

LP87 wrote: »

Crikey you've been busy since last night!

RE: previous repairs - the accommodation wasn't rented prior to this house (couldn't afford to buy here!) and the only heating failures I have had prior to this were electric, for which he is qualified and insured so no worries there. The gas fires I've had have never ever gone wrong, even the 25 year old Carina E in attractive beige and brown colour scheme! Haha.

LL doesn't have a key to my flat. When I moved in, it said in my contract that I was permitted to change the locks, so I did - just in case the previous tenant still had a key so LL is unable to enter unless I am here.

Like I said I'm just going to sit it out and do very few dishes. My kettle is fairly small so it takes at least 5 boils to get a decent bowl of water!

It took 9 weeks (mid-winter rush!) to organise my own new boiler - and I was really motivated! It was just near impossible to get someone with a free slot. If you have a friend with a gym membership can they take you as a guest (shower and sauna, stuff the gym), local leisure centre might be an option; or one of those trial week's free at some sort of sports club..... failing that friends! Good luck and good attitude to it too!

G_M

anselld wrote: »

Except a unit of gas is about half the cost of a unit of electricity. A condensing Combi will be cheaper to run than an electric kettle even for small water quantities.

True, but the OP has not said it is a Combi boiler. If it is a conventional boiler (whether condensing or not), with a hot water tank , it would cost much more to heat the tank and then use a small amount of water compared to heating a kettle or two.

LP87

I have no idea what type of boiler it is. It's a glow worm something or other, how do I tell? The boilerman said he'd never seen a glow worm before! Haha.

G_M

LP87 wrote: »

I have no idea what type of boiler it is. It's a glow worm something or other, how do I tell? The boilerman said he'd never seen a glow worm before! Haha.

A 'Combi' boiler switches on when hot water is needed. There is no hot water storage tank. So if you turn on a hot tap (kitchen, bathroom, wherever), the boiler immediately fires up and delivers hot water a few seconds later.

With a 'conventional' boiler there is a hot water tank (often in an airing cupboard. The boiler heats the water (often at set times ie mornaing and evening) and when you turn on a tap, the hot water comes from the storage tank so the boiler does not fire up.

dimbo61

if you are getting a new boiler ask for a bosch or valliant as "Which " best buys and dont break down often!