Tenant says I am responsible

ClareElizabeth_2

The oil level at the end of a tenancy is required to be the same as when they moved in, as detailed in the inventory. Most certainly not empty, that'll completely destroy the boiler!

mik82

ClareElizabeth wrote: »

Odd isn't it how when we buy a house, we do not expect to be left full instructions but can 'muddle through' quite adequately, but apparently not when renting?
She claims she wasn't 'shown' how to use the sight gauge, however even if she didn't understand the instructions surely common sense would prevail and you'd the agent.

The difference is that you're running a business providing housing and hence instructions should be provided, especially if it is a critical point such as not letting the oil run out. The tenant is paying you for this.

I certainly wouldn't know about oil levels if I didn't have friends with oil-fired heating.

G_M

ClareElizabeth wrote: »

The oil level at the end of a tenancy is required to be the same as when they moved in, as detailed in the inventory. Most certainly not empty, that'll completely destroy the boiler!

so let's see..... depending on the size of the tank, and the tenant's cashflow, they might order an oil delivery between 1 and perhaps 4 times a year.

So they must anticipate when they will leave (which may be at a month's notice on a periodic tenancy) which is hard to do, especially if a sudden job opportunity comes up, or they buy a house (notoriously hard to predict timescales).

Then they must ensure that the last oil delivery (perhaps 3? 6? ...even 9 months earlier) is of just the right quantity (taking into acount the impossible-to-calculate usage over the intervening months) to ensure that the tank is at the same level when they leave as when they arrived........

:eek:

or perhaps you expect the tenant to take any excess oil with them? Or get the supplier to buy it back?

And if the tank is a bit low, how do they top it up to the right level, bearing in mind most suppliers have a 500 litre minimum order?

(funny - I had a feeling this topic would open a can - or tank - of worms)

ClareElizabeth_2

Not my idea, this is my agents way of dealing with it.
The tenants are aware of this it is in the contract, so not my concern how they go about it to be honest, and has never been an issue in the past. It seems to work.
My agents not only do this for my property but all those they let with oil heating through all of their offices.

Errata

ClareElizabeth wrote: »

The instruction seem clear enough to me, and seemed to clear for my other tenants as this has never been a problem.

So ......... You assumed the instructions would be clear to every tenant and now you've discovered the hard way the're not.

amiehall

ClareElizabeth wrote: »

Yes. All instructions to all appliances, even down to how to change the smoke alarm batteries are provided.
Odd isn't it how when we buy a house, we do not expect to be left full instructions but can 'muddle through' quite adequately, but apparently not when renting?
She claims she wasn't 'shown' how to use the sight gauge, however even if she didn't understand the instructions surely common sense would prevail and you'd the agent.

When you buy a house, you understand that you're responsible for any damage you cause (inadvertently or otherwise) but when you rent a property this simply isn't the case.

Was it clearly explained to the tenant that letting the oil run dry would cause damage or not? Leaving a wadge of manuals and expecting them to read them is unreasonable. Who looks at manuals unless something isn't working properly? I can't work out if they were given specific instructions about the tank or not from what you've said. I'd assume not or else the tank wouldn't have run dry.

DaftyDuck

G_M wrote: »

Obviously the tank should be empty at start of tenancy and at end of tenancy. Up to the tenant to buy any oil they wish to use.

Surely you laid into me for saying that some months back? May be mistaken, but I argued tenant had right to choose supplier/payment method/quantity, much like leccy, and you said that was foolish? That tank should be filled for new tenant, and charged for on leaving, or refilled.

If the OP highlighted the need to read the manuals, and the manuals state running oil low is likely to cause problems, that's probably enough to make it tenants responsibility. However, I feel it should probably be highlighted much more clearly as a potential problem. A sight gauge is also rather dated nowadays and they aren't always easy to read.

If the fault is merely air in the system, that should be an easy fix. However, if the tank is old, rusty, full of crud and the filter has failed, in my opinion that would reverse the entire situation, and LL would assume much of the responsibility. The cost of fixing the fault would, unfortunately, be much higher.

Annie1960

I have not lived in a house with oil since the 1970s. I would have no idea how to check an oil tank or whatever it is, and I would not even know that anything needed to be checked unless it was specifically drawn to my attention, and I was shown how to do it.

As you have a fairly unusual system, I think it is your responsibility to make sure you have explained the issue to tenants. If you delegate this task to agents, then it is your responsibility to make sure they understand that you want them to explain the risks in detail to each new tenant.

The alternative of course is to join the 21st century and get converted to gas!

EDIT: How much is the bill for the engineer that you are disputing with the tenant?

BitterAndTwisted

"Get converted to gas". Easier said than done. Some parts of the country don't have access to a gas supply, especially out in the countryside

Annie1960

BitterAndTwisted wrote: »

"Get converted to gas". Easier said than done. Some parts of the country don't have access to a gas supply, especially out in the countryside

Good point, apologies, I should not assume everyone has access.