Help please re: problem with boiler/heating repairs

Werdnal

OP, with respect, you asked what you need to do.

You write, you request repairs in a formal recorded manner and you allow the LL time to respond to that request.

If they don't, you have proof you requested it formally, in writing and following the correct procedure to ensure the LL had time to address the issue. You then approach the EHO, with the letter evidence and ask them for advice or assistance in enforcing repairs.

I was not suggesting you are a spineless whingebag, you asked what you should do, had been told what you should do and were still sounding like you didn't understand.

You need to put all requests for repair in writing, even if you do not want to upset the LL or push them to do the work, as you need a record when you move out that you have reported there issues. Otherwise LL may try to charge your deposit for damage - water ingress, damp/mould, damage you may have caused yourself so did not report it, or your negligence - but a written report will cover you.

Lou67

Sorry guys And sorry to Werndal especially. And thanks for not being horrid to me after my snappy post. I guess I am just on the defensive as I have had a bad day today, the house is freezing, and I feel sometimes, that people tend to have a pop without really fully reading the posts. I'm not saying this happened here, but it was just how I took it... sorry.

I appreciate what you're all saying about putting stuff in writing, and I will do that from now on. Thanks for this advice. I didn't actually think about the issue with the landlady being responsible for repairs and not the agent. I think because for the first year it was the agent who did them on behalf of the landlady, until their contractors started getting costly and she started sorting it herself. *This* is when it started to go a bit downhill (with lengthy waiting time I mean...)

Re contacting BG myself; I did ring the agent, who gave me the number to ring, because the landlady has a 3 star contract, so it is covered We called them out before, when the washing machine plumbing went.

Anything else that is an issue I will put in writing.

And once again, sorry for snapping and thanks to you all :beer:

dimbo61

AH good old British Gas always out to sell a new boiler.
And she pays for 3 star service !!!!

Werdnal

No worries at all, you sound very stressed. I hope LL pulls her finger out and gets this sorted. If the property is freezing, she should really provide you with alternative heating. Have you got any plug in types?

You obviously have to await response on parts or replace option, but I would be asking the LL to provide some other form of heating in the meantime.

Fire_Fox

Lou67 wrote: »

Re contacting BG myself; I did ring the agent, who gave me the number to ring, because the landlady has a 3 star contract, so it is covered We called them out before, when the washing machine plumbing went.

Anything else that is an issue I will put in writing.

And once again, sorry for snapping and thanks to you all :beer:

I stand by what I said
"IMO you also should not have been the one contacting British Gas, it could be deemed that you engaged their services and you have to pay for it. Be careful about doing this in future unless you have the written authorisation of the landlord."
If it turns out the landlord has not paid British Gas so is not covered it will be a PITA to pick apart who pays.

As tbs624 and Werdnal say the landlord should be providing temporary heating and hot water, say so in the letter you are writing.

unclebulgaria

Despite what everyone says, do not leave the Managing Agent out of the loop. The landlord employs the agent to organise repairs and collect rent so they need to be informed. We don't know what the contract between the LL and agent gives the agent the right to do. I work for agents and LL's and they get annoyed if you start bypassing one for the other. EHO have got legal powers to force repair but this could still take an age. Its only an idea but you could ask a local registered gas engineer to take a look, British Gas have a bad habit of condemning boilers because "their" parts list says no parts available when they are still out there.
Ring a solicitor who deals in tenancy law and ask for pro bono advice, you can get at least 30 mins over the phone.
Keep a record of all correspondence and if you send any letters do so by recorded mail to both LL and managing agent.
Even better pay a personal visit, they move a bit quicker when someones upset in their office as other propective tenants see the uproar.
Just another thing, some managing agents don't tell the LL all of the problems the tenant has pointed out as they don't like pestering the LL constantly. It does happen, I've seen it.

tbs624

unclebulgaria wrote: »

Despite what everyone says, do not leave the Managing Agent out of the loop. The landlord employs the agent to organise repairs and collect rent so they need to be informed.

LL can keep the LA informed. It is pretty unlikely that an LA will have permission to sanction expensive repairs/boiler replacement: as you say yourself

We don't know what the contract between the LL and agent gives the agent the right to do.

unclebulgaria wrote: »

Its only an idea but you could ask a local registered gas engineer to take a look, British Gas have a bad habit of condemning boilers because "their" parts list says no parts available when they are still out there.

Agree about BG but the T should not need to be asking other HEs in - this one is a stat obligation for the LL. Why would a HE want to take time out to check out a boiler for a T who cannot actually sanction any work, in any event?

Just another thing, some managing agents don't tell the LL all of the problems the tenant has pointed out as they don't like pestering the LL constantly. It does happen, I've seen it.

...in which case they have no grounds for being annoyed if they subsequently get "bypassed" by the T do they?

unclebulgaria wrote: »

I work for agents and LL's and they get annoyed if you start bypassing one for the other.

unclebulgaria

Nope, I work for a lot of them, managing agents do have powers to repair it all depends on the contract!
Nope, LL's dont always keep managing agents updated I've seen it happen and seen how the message doesn't get passed on!
Whether the tenant can sanction work or not they wont want to wait too long for it to be repaired if its just a blown PCB fuse that costs £3 for a packet of them. Relying on BG alone is a daft idea anyway, contract or not!
Most of the contracts I've seen between managing agents and LL have a clause stating that the LL must keep tenants supplied with heat and hot water otherwise they're in breach of contract and the managing agent can pull out with costs incurred by the LL.
It won't hurt anyone to keep both parties informed especially if the he said she said argument starts!

Fire_Fox

unclebulgaria wrote: »

Nope, I work for a lot of them, managing agents do have powers to repair it all depends on the contract!
Nope, LL's dont always keep managing agents updated I've seen it happen and seen how the message doesn't get passed on!
Whether the tenant can sanction work or not they wont want to wait too long for it to be repaired if its just a blown PCB fuse that costs £3 for a packet of them. Relying on BG alone is a daft idea anyway, contract or not!
Most of the contracts I've seen between managing agents and LL have a clause stating that the LL must keep tenants supplied with heat and hot water otherwise they're in breach of contract and the managing agent can pull out with costs incurred by the LL.
It won't hurt anyone to keep both parties informed especially if the he said she said argument starts!

That is the landlord's choice whether or not he fails to keep his agent informed, not the tenant's problem. Ditto 'he said she said' if the tenant has informed the person who legally has the repairing obligations ... the landlord themselves. Sorry but you are muddying the waters by looking at this from the perspective of the letting agent/ landlord's convenience, and not from the perspective of the tenant getting swift action. Shelter is clear, they advise writing to the landlord.

tbs624

unclebulgaria wrote: »

Nope, I work for a lot of them, managing agents do have powers to repair it all depends on the contract!

Of course it depends on the contract between LL and LA - you're not adding anything here.

unclebulgaria wrote: »

Nope, LL's dont always keep managing agents updated I've seen it happen and seen how the message doesn't get passed on!

No-one is arguing with you on that point.

unclebulgaria wrote: »

Whether the tenant can sanction work or not they wont want to wait too long for it to be repaired if its just a blown PCB fuse that costs £3 for a packet of them. Relying on BG alone is a daft idea anyway, contract or not!

You appear to be missing the point. No one has suggested that BG alone should be used: the facts remains that the T trying to get anyone out is likely to be a pointless exercise.