Boiler repairs as landlord - am I being unreasonable?

Pixie5740

What kind of boiler is in the property that 2 gas engineers don't want to touch it?

An intermittent fault with hot water is irritating but not an emergency. You have taken steps to get the issue fixed. I understand that she might not be able to take a day off work to let the BG engineer in. Could your partner let the engineer in instead?

Given the previous issues with this tenant I'd be tempted to issue a section 21 in your shoes.

An intermittent problem with hot water doesnt mean your T can withhold rent.

G_M

Wait until the arrears = 2 months, then serve a S8 Notice.

Also serve a S21 to expire as soon as applicable.

Even once the boiler is sorted, this tenant is clearly going to be constantly demanding and troublesome.

Arguably, when arranging the 2nd engineer you should have quoted the make/model of boiler to ensure he could work on it, but generally you seem to have responded reasonably, with multiple timely visits.

Personally, given the history, I would not give the tenant any leeway on rent etc. Just fix the boiler, write advising of arrears as soon as rent is witheld, and serve notice(s).

TrixA

What age is the boiler? We had an issue with intermittent hot water when we first moved into our current flat, which had an ancient two boiler system. The landlord replaced these with a modern combi boiler and we've never had any problems.

The fact that two engineers have refused to fix the boiler makes we wonder if it's a similar issue, in which case you should probably bite the bullet and replace it with a modern system.

katepower

Yep - I've now arranged cover with British Gas for an engineer to attend in future if necessary with their HomeServe 200 cover.

I have asked (via the letting agent) whether it would be acceptable for my family member to attend and the T is happy with this. BG have arranged to call 15 minutes beforehand so he is not unnecessarily loitering at the property!

I have rented out the house as I have had to move away for work. My initial training period lasts until 20/09 and I am not allowed to take any time off until then - otherwise I would be more than willing to take a days AL to cover this.

My LA has conveyed to me that the T wants a rent reduction and I have said definitely not. They have then said the T wants to leave the property and I have said that if this is what T wishes then Im sure something can be arranged.

The boiler is a Protherm 80E - I dont know much about boilers but Ive seen boilers in worse and better conditions - it looks OK to me but since having these issues I have been told by a number of gas engineers that they are no good and it would be just as good scrapping it as it would be to repair it. The boiler was there when i bought the property 2 1/2 years ago.

I dont know if I have grounds to issue a notice - gathering from the mixed response I have had on here the situation seems to be open to interpretation - it seems that I am not living up to the T's expectations and vice versa. I probably should have been aware that she would be demanding when I was preparing the property to let. Although not required by law I did do a full PAT and EICR on the property. Which was just as well as it turned out the property was extremely unsafe and needed a lot of electrical work doing to it. T was not happy with this and could not understand why she couldnt move in straight away and was almost forceful in asking when the property would be ready.

I feel I have prepared for renting in terms of insurance (obviously emitting boiler insurance, a lesson learned) etc, but day to day issues such as this have been a real eye opener and will hopefully inform me for the future.

Thrugelmir

katepower wrote: »

When she initially contacted me about the hot water I had my partner attend the address that evening to switch the boiler on and off again as previously there has been an issue with the pressure switch. This did not fix the problem as she contacted me again saying that nothing has changed. I then attended the next day and found that the hot water, although intermittent, was warm.

Do you have the boiler serviced annually as a matter of course?

princeofpounds

I dont know if I have grounds to issue a notice - gathering from the mixed response I have had on here the situation seems to be open to interpretation - it seems that I am not living up to the T's expectations and vice versa.

You an issue a S21 whenever you like, but it won't take effect until the end of the fixed term. I wouldn't do it until shortly before the 2 month deadline, so a disgruntled tenant is in place for the minimum possible period.

There is little point issuing a S8 notice until the overdue payments amount to the minimum amount, i.e. 2 month's worth.

Personally I think giving notice for one dispute of this nature is a bit over the top. It could be that once you have stood your ground the tenant stops chancing it. However, that's your decision.

Sounds like mututally agreeing a surrender is the best option for both parties. Make sure the tenant confirms in writing.

stator

Is it possible to fit an electric water heater somewhere in the house, so if it is faulty intermitently at least they can get hot water from somewhere. One of those small units near the tap, not a full immersion heater.
When I had no hot water and had to use the kettle it drove me mad

lemontart

I was just wondering when the boiler was last serviced and why 2 gas safe engineers refused to touch it, all seems odd to me.

katepower

I believe it is the make/model and general condition of the boiler - both have said that its not a boiler they are familiar with so wouldnt feel comfortable fixing as they wouldnt know what they were doing (apparently).

As of Tuesday when BG attend the issue should be fixed so hopefully I will not need to fit any other devices.

I personally wouldnt feel comfortable issuing a notice at this point - it all depends on how the tenant is for the next 3/4 months as to whether I choose to go down this route in future.

anselld

Sounds like you need a new agent as well as a new tenant. I hope you are not paying for "full management"!