Boiler broken - What rights do I have as a tenant?

DaftyDuck

quidsy wrote: »

and whilst the boiler is broken that ability no longer is possible.

Nope, the LL should have provided the alternate means to heat (electric heaters) but it appears the OP didn't ask him, and got them from a friend.

Personally, I would ensure a boiler was fixed as soon as practicably possible (mine are covered by contract), I would ensure my tenant had a means of heating, and I might offer a small token towards his increased costs.

However, given there was electricity, there was a means to heat the house ...

ihatemyhouse

so what you saying daftyduck, if a boiler is fitted and it breaks, than a ele heat is a ok alternative,

am sure the law states if it is in, then it must be replaced if not fit for purpose, but only says a reasonable time limit, which most LL think mean 6 months

DaftyDuck

ihatemyhouse wrote: »

so what you saying daftyduck, if a boiler is fitted and it breaks, than a ele heat is a ok alternative,

am sure the law states if it is in, then it must be replaced if not fit for purpose, but only says a reasonable time limit, which most LL think mean 6 months

... that heating by electrical heating is a suitable alternative whilst the central heating boiler is being repaired or replaced. It's not that difficult, really. As to "which most LL think mean 6 months"... I don't. I think two weeks is too long, and I'd expect to do something to help my tenants.

Reasonable time has to have some flexibility. To get a straightforward replacement part for a common boiler is obviously likely to take less time than to source a plumber and new boiler to be fitted. Oh, and a good job be made of it, else some tenants will whine on that it's not been dun proper.

Kynthia

ihatemyhouse wrote: »

so what you saying daftyduck, if a boiler is fitted and it breaks, than a ele heat is a ok alternative,

am sure the law states if it is in, then it must be replaced if not fit for purpose, but only says a reasonable time limit, which most LL think mean 6 months

Just because you currently have a terrible landlord does not make it appropriate for you to spout insults at all landlords. Most would fix a tenant's heating quicker than their own as the tenant is paying for a service and there's an obligation to repair.

If a landlord arranges a repair/replacement in a reasonable timeframe and, if very cold out, provides the use if some heaters in the meantime then they have met their obligations. If they have done what they are meant to do then rent is due. (You were entitled to as for the use of heaters or the money to buy some.)

Now I know it's not pleasant having a broken boiler at this time of year. Most of us have been there and had to wash at work, the gym, parent's house, or with a bath of kettle heated water for a couple of weeks. However the LA are not wrong to tell the LL that if they did everything they were meant to do then giving a discount sets a poor precedent. It can lead to some tenants withholding rent whenever things aren't perfect or to their standards.

There are some landlords out there who insist on repairing a boiler that desperately needs replacing, meaning the tenants gave to deal with repeated breakdowns with all the discomfort and disruption that it entails. Yours quickly got on the case and forked out where necessary. Unless there's other things that the landlord hasn't done right in the past it sounds like yours is a decent one.

ihatemyhouse

l

Kynthia wrote: »

Just because you currently have a terrible landlord does not make it appropriate for you to spout insults at all landlords. Most would fix a tenant's heating quicker than their own as the tenant is paying for a service and there's an obligation to repair.

If a landlord arranges a repair/replacement in a reasonable timeframe and, if very cold out, provides the use if some heaters in the meantime then they have met their obligations. If they have done what they are meant to do then rent is due. (You were entitled to as for the use of heaters or the money to buy some.)

Now I know it's not pleasant having a broken boiler at this time of year. Most of us have been there and had to wash at work, the gym, parent's house, or with a bath of kettle heated water for a couple of weeks. However the LA are not wrong to tell the LL that if they did everything they were meant to do then giving a discount sets a poor precedent. It can lead to some tenants withholding rent whenever things aren't perfect or to their standards.

There are some landlords out there who insist on repairing a boiler that desperately needs replacing, meaning the tenants gave to deal with repeated breakdowns with all the discomfort and disruption that it entails. Yours quickly got on the case and forked out where necessary. Unless there's other things that the landlord hasn't done right in the past it sounds like yours is a decent one.

did I say every LL no, I said most, if there was only odd ones, then this forum would be empty, most of the people in cornwall rent and very few say that there LL is good, most hate there LL as they will not repair propertys unless they are court ordered

the housing estate by me, (hillside meadows was owned by the man who owned truro city football club) he wouldnt repair anything, his houses where flooded and damp, yet when people left he would sue them, the council wouldn't condem the houses as they couldn't rehome 90 familys, so slumlords are allowed to get away with it, knowing that nothing can be done to them, its like now, EH wont tell me what is up with the house I rent, will only tell the LL, who refuses to tell me, but I had to get EH out just so my LL would even come to the house

I think for a house to be rented it out, it should have a license every 2 years from local council and be a minimum standard

since I decided I was moving out I have been viewing a lot of houses, and went to view one and the EA said, we are telling people not to move here, LL crap and we are sick of the hassle we get of tenants because he wont do any thing, its seems most LL just want the money and don't want to fix any thing and think the tenant is only there to pay there mortgage for the pension pot

ihatemyhouse

when my heating went the LL didn't do any thing for 3 weeks, and only then got a plumber out who comdemed it, then got a other 3 out who also condemned it over the following 5 weeks, so was 2 months with out any heat, yet I was still paying full rent, LL didn't supply any other form of heating

when my ele went, got told, cant I sort it my self

when the soil pipe burst, got told "I will sort it" still waiting 2 months later

is this reasonable

Kynthia

ihatemyhouse wrote: »

l


did I say every LL no, I said most, if there was only odd ones, then this forum would be empty, most of the people in cornwall rent and very few say that there LL is good, most hate there LL as they will not repair propertys unless they are court ordered

Saying most is just as bad and means people won't take you seriously on other threads as you come across very biased and angry. Especially when it's not even tailored to the thread in hand as in this case the landlord made expensive repairs promptly, yet you still rang about 'most' landlords. How many people rent in this country and how many people post a problem on this site? Many that respond on this forum have been landlords and tenants and try to give factual information that helps people.

Halle71

Kynthia wrote: »

Saying most is just as bad and means people won't take you seriously on other threads as you come across very biased and angry. Especially when it's not even tailored to the thread in hand as in this case the landlord made expensive repairs promptly, yet you still rang about 'most' landlords. How many people rent in this country and how many people post a problem on this site? Many that respond on this forum have been landlords and tenants and try to give factual information that helps people.

I have to agree with Kynthia.
I'm appalled by the conditions you and your family are having to endure as described in other posts, but coming on here slagging people off really won't help you get the advice you need - I bet a lot of the people who have given you good advice are landlords. I have noticed that the good landlords, rather than other tenants, are often the first to contribute on threads like these.

Your landlord sounds horrendous and I would be spending my energy on sorting him out.

angelsmomma

My tenant telephoned me on Sunday night 3 weeks ago to say her hot water was not working.

Monday morning the heating was off too, the plumber I called said a new boiler was needed as the electrics were eroded from a leak inside the boiler.

I didn't bother to get other quotes as I had used the plumber before and although he was not cheap he was good and always came out when I called . He sourced the boiler on the Tuesday and fitted it on the Wednesday morning.

So Sunday night to Wednesday morning without heat. I resent your attitude that all landlords are profiteering, I won't turn much profit on that property this year.

That is the way it is in business though and I know many landlords who feel exactly the same.

jmt

angelsmomma wrote: »

My tenant telephoned me on Sunday night 3 weeks ago to say her hot water was not working.

Monday morning the heating was off too, the plumber I called said a new boiler was needed as the electrics were eroded from a leak inside the boiler.

I didn't bother to get other quotes as I had used the plumber before and although he was not cheap he was good and always came out when I called . He sourced the boiler on the Tuesday and fitted it on the Wednesday morning.

So Sunday night to Wednesday morning without heat. I resent your attitude that all landlords are profiteering, I won't turn much profit on that property this year.

That is the way it is in business though and I know many landlords who feel exactly the same.

I am a LL and am exactly the same. As soon as my tenant rings to report a problem I deal with it. One tenant rang me at 2pm on a Saturday afternoon to say the boiler had stopped working (although immersion still worked for hot water). I rang my plumber/gas man and he rang me back to say he was working away from the Monday so could he have a look at 7pm on the Sunday evening. Fortunately it was only the pump and he had one on the back of van, the job cost £110 - no surcharge for the un-sociable hours and fixed within 30 hours

Some prospective tenants who just viewed a property I own are currently renting from a large Housing Assiciation. They told me that last year they were left without heating and hot water for 6 weeks :eek: so I feel that the OP and ihatemyhouse are being totally unfair - if you don't like your landlord - MOVE - it is your choice!