washing machine leak, can i claim?

jflj

Hi all
My tenant recently vacated and there was damage from a leak from the hose from the washing machine.It was their machine and hose as the property was unfurnished. They reported the leak to me in February and they claimed the leak was under the tiles and from a pipe.My plumber went out and fixed the leak[it took him 2 visits to find it after taking up the tiles]I simply paid the bill[£360]but unfortunately i never read the invoice where it states it was the washing machine hose that caused the problem so i always thought it was my problem.I recently spoke to my plumber and he told me that it was the hose.
My question is what are the chances of being succesful if i claim for the plumbers repair bill and damage caused by the leak from my tenants deposit?I never informed them of this bill whilst they were there although i have a written letter from the plumber saying it was the tenants fault and the leak was from the hose.Its been 8 months since the leak.The tenants deny it was their washing machine hose and say it was a pipe.
Any thoughts would be welcome.

jl

G_M

Whose fault? Tenant says it was your pipe, you say it was their hose. But you have a professional's written invoice as evidence.

If a judge believes you (as seems likely) then you would win. If he believes the tenant, you would lose.

You say the tenant has left. Have you already returned his deposit? (and assuming this is Eng/Wales - was it protected?).

And how much was the bill?

If the deposit is returned already, and the bill a relatively small amount, I would ignore this and move on.

If the amount is significant then it may be worth going to a Small Claims Court.

If the deposit has not been returned, deduct the amount and return the balance. Let the scheme arbitrators decide.

jflj

G_M wrote: »

Whose fault? Tenant says it was your pipe, you say it was their hose. But you have a professional's written invoice as evidence.

If a judge believes you (as seems likely) then you would win. If he believes the tenant, you would lose.

You say the tenant has left. Have you already returned his deposit? (and assuming this is Eng/Wales - was it protected?).

And how much was the bill?

If the deposit is returned already, and the bill a relatively small amount, I would ignore this and move on.

If the amount is significant then it may be worth going to a Small Claims Court.

If the deposit has not been returned, deduct the amount and return the balance. Let the scheme arbitrators decide.

Thanks for response,
Yes the deposit is protected and no it hasnt been released yet.The deposit is with the LA but i managed the property. As stated I do have an invoice and letter from plumber saying it was the hose, but i never informed the tenant he was liable until he left and the leak happened 8 months ago.Will that be an issue?

Thanks

dodger1

It would appear that the plumber spent a lot of time lifting tiles (two visits) and then realized it was as simple hose leak. I think I'd want that bill reduced as on the face of the information in your post. £360 to replace a hose seems quite frankly exorbitant.

jflj

Sorry i forget to mention.

Repair bill £300, redecoration £460

missile

I would write to the tenant with a stement for damaged i.e. the plumbers bill + any other deductions from their deposit. I would not return any money until they agreed in writing.

If they did not agree, they can of course take you to arbitration or court where I would expect to win.

PS: The plumbers bill was £300 not £360? Why redecoration? Surely not assosciated with this leak? It is important to get your invoice correct. If you are seen to be overcharging that would seriously damage your credibility.

jflj

I agree with you dodger. However thats what it cost. He lifted about twelve tiles and spent ages at the house. The property is in an area where plumbers are minimum £60 an hour plus call out. My main worry is the time factor.Have i waited too long?

jflj

[

PS: The plumbers bill was £300 not £360? Why redecoration? Surely not assosciated with this leak? It is important to get your invoice correct. If you are seen to be overcharging that would seriously damage your credibility.[/QUOTE]

SORRY 360 AND 400

dodger1

To be honest I have no idea about the time frame but if I was the tenant and was given a £360 bill to fix an above floor hose (assuming it was above floor, still not sure) I'd be contesting it.

jflj

dodger1 wrote: »

To be honest I have no idea about the time frame but if I was the tenant and was given a £360 bill to fix an above floor hose (assuming it was above floor, still not sure) I'd be contesting it.

I agree with you, but believe it or not its the truth

dodger1

jflj wrote: »

I agree with you, but believe it or not its the truth

I'm not disputing what you say just that if I was the tenant you'd need to take me to court as that charge is a rip off, again if it was an above floor hose.