Tenant requesting discount: Boiler broken

rpc

You sound like you are behaving reasonably, I am not so sure about BG! It could be that they are trying to cheap out on repairs by not doing something expensive that would fix it but may be more than needed. You'd be best having a conversation while he has the boiler open and, if necessary, getting an independent in and doing the same.

Give the tenants notice. Don't reduce the rent, as you have no deposit you may not be able to reclaim money to cover the damage.

You are going to have a void to repair damage, so don't bother with viewings until the tenant is out. Then get it fixed and take a deposit next time!

dimbo61

British gas service plans what £25/30 a month with "FREE" gas safety certificate!
If the plan said free new boiler if we can't fix it Great but BG are very expensive for replacement boilers so even with £500 discount you still pay Top money.
If the property was an owner occupier you would still get all the visits from BG but you would also get the BILL !!!
You are doing all you can so speak to BG as you want answers and will take your business elsewhere if they cannot fix the problem.

dodger1

LifeasMe wrote: »

Looking for some advice. I rent my flat out and the tenants have been having issues with the boiler - intermittent hot water and heating.

The boiler has been serviced twice in 12 months (2nd time to comply with British Gas insurance plan), I have safety certificate and insurance with British Gas. Engineers have been out on 7 occasions in the past two weeks and 'fixed' it each time, only for it to break down again a few days later. I have repeatedly asked them if I should get a new boiler, to be told no.

As others have said you have reacted in a timely manner. However, seven visits by the engineer and the problem still isn't fixed would make any tenant unhappy. If the engineer is saying a new boiler isn't necessary then why can't he fix the old one?

michaels

If I were the tenant and there was even one day with no hot water for bathing I would be very cross, hot water is a basic part of the 'package' of a property, if it is not available then I don't see why they should pay full rent.

pizzarelli7348

We are in the same situation as you ( I wrote a similar post a few days ago).

In less than 4 months boiler, washing machine fridge and oven have failed and had to be replaced or fixed and tenants were asking about rent discount.
When the boiler broke down we were advised it would cost £300 to fix it but they could not guarantee it would work again so we have decided to change it.

We have said no to rent discount because we have fixed everything in a timely manner. We were informed that boiler was broken on a friday afternoon and new boiler was installed the following wednesday. They agreed to pay a price to rent the flat and they signed to that. We agreed to carry out repairs and we have done so.
I went to see the tenants the other day and they did not mention the rent issue anymore. In fact they were happy with everything. I think they just try their luck!
Good luck to you!

Werdnal

michaels wrote: »

If I were the tenant and there was even one day with no hot water for bathing I would be very cross, hot water is a basic part of the 'package' of a property, if it is not available then I don't see why they should pay full rent.

And if you were an owner occupier with a broken boiler and awaiting parts or an engineer cannot call on the same day, who would you claim the money off then? Get over yourself, and live in the real world. LL here has acted promptly to address the fault on every occasion, however, I agree with others than the repeated attempts at repair are wearing a little thin now.

OP, time to get an independent gas engineer out to do an impartial survey on your boiler and give a 2nd opinion on its reliability. They may find the repairs are a bodge (never, not with BG surely :rotfl:) or that the boiler is indeed beyond viable repair and should be replaced.

In the meantime, do not offer your tenants any discount, but instead explain that you have gone out of your way to carry out repairs on other items already which are not part of your LL obligations, and as you have attended to the boiler issue in a timely manner, and are now seeking a possible replacement option, you do not feel able to offer any financial compensation at this time.

Issue them notice, get new tenants in who are not "acquaintances", who will not expect "favours" and take the P1ss, and during the void, arrange for the boiler to be replaced if the 2nd opinion deems it necessary.

By the way, if the way these tenants have apparently treated your other appliances is anything to go by, are you sure they are not tampering with the boiler and causing the issues themselves (not unheard of ...)

Innys1

pizzarelli7348 wrote: »

We are in the same situation as you ( I wrote a similar post a few days ago).

In less than 4 months boiler, washing machine fridge and oven have failed and had to be replaced or fixed and tenants were asking about rent discount.
When the boiler broke down we were advised it would cost £300 to fix it but they could not guarantee it would work again so we have decided to change it.

We have said no to rent discount because we have fixed everything in a timely manner. We were informed that boiler was broken on a friday afternoon and new boiler was installed the following wednesday. They agreed to pay a price to rent the flat and they signed to that. We agreed to carry out repairs and we have done so.
I went to see the tenants the other day and they did not mention the rent issue anymore. In fact they were happy with everything. I think they just try their luck!
Good luck to you!

I'm glad for you.

If I recall correctly, they were also asking you to pay for them to take time off while the repairs were carried out, even though you were going to be present anyway. I take it you refused that request as well.

IMHO, any tenants who ask the landlord to pay their wages in that way is a chancer.

LifeasMe

Just a quick update to let you know I refused the deduction and tenants were fine with that.

Then they requested another engineer visit as boiler 'wasn't working'. Engineer visited (I waited in for 4 hours for engineer on a Sunday) - boiler working! Tenants hadn't waited on the boiler heating for their 'boiling hot' morning shower!

Then...tenant requested a duplicate bin cellar key as one of them was going away for a week (???)...thanks to all your advice, I am learning and said 'no'

Thanks again for everyone who replied!

Soleil_lune

LifeasMe wrote: »

Just a quick update to let you know I refused the deduction and tenants were fine with that.

Then they requested another engineer visit as boiler 'wasn't working'. Engineer visited (I waited in for 4 hours for engineer on a Sunday) - boiler working! Tenants hadn't waited on the boiler heating for their 'boiling hot' morning shower!

Then...tenant requested a duplicate bin cellar key as one of them was going away for a week (???)...thanks to all your advice, I am learning and said 'no'

Thanks again for everyone who replied!

"I have repeatedly asked them if I should get a new boiler, to be told no."

I am also confused by this line above ^^^... You are free to install a new boiler, and can indeed use anyone you like to do it: it does not have to be British Gas.

Also, the tenants don't sound that brilliant. I would actually get rid of them at the end of the fixed term if I were you. (ie; issue an S21.) From what you are saying, I don't think they are going to be 'fine' with your refusal of a deduction from the rent. Why are they suddenly 'fine' with it?

That said, while they ARE paying rent and while they are there; they have to have heating and hot water that is working, so you need to get a new boiler. It won't be covered under the 3 star contract though. Nothing that runs into a balance of more than 3 figures ever is.

martindow

Soleil_lune wrote: »

they have to have heating and hot water that is working, so you need to get a new boiler.

I'm not at all sure a new boiler is needed. From post no 40 it sounds as if the boiler may be fine and the tenants are not understanding how the boiler works. Possibly they have been used to a combination boiler and expect hot water the moment the boiler starts running?