No heating in tenant's living and dining room

penny_crayon

My tenants heating is not working in the two downstairs reception rooms, the problem started over 2 weeks ago. The rest of of house is ok, the boiler is ok too.

We have a boiler combined cover contract from a well known (but also rubbish) company. An Engineer came out 2 weeks ago and sampled the water. A week later we were told it tested positive and needed a power flush, but it was not covered under the policy.

The Power flush has been done at cost of £350 and the problem is still not fixed! Our heating cover company are being arsey about dealing with the agent and I'm having to keep dealing with them. Another engineer appointment has been organised for this week.

Now, if I was the tenant I would be rapidly losing patience now. I am doing my best to sort the issue (that's what our boiler combined cover is for). I'm worried it won't be fixed before Christmas at this rate. There isn't really anything else I can do though. I have read stories about landlords being taken to court etc though and I'm worried.

MarkBargain

Can you provide your tenants some temporary heatings such as electric heaters and give them a contribution towards their electric bill?

It's probably better to deal with a decent local heating firm rather than cover contracts with the big boys.

Pixie5740

If it's the well known company I'm thinking of then the Power Flush is the answer no matter what's wrong with your central heating.

The radiators aren't full of air or something silly like that are they?


Agree with MarkBargain about getting a decent local heating firm in and supplying some electric heaters to tide your tenant over in the meantime.

DT12

If you can honestly say you are acting as fast as you would if it were happening in your house with your family etc. then you can morally feel that you are doing your best.

You may think about compensating your tenants for the time that part of their house is uninhabitable, but I'm not certain there is any legal obligation, though someone might correct this. Perhaps provide plug in heaters until the problem has been fixed (though not as a long term alternative).

penny_crayon

Sorry I should have said that they have an electric heater, provided by the agency. How much will it cost to run?

Our contact for the heating maintenance runs until next October. Do local companies provide this kind of maintenance contract? I was under the impression that there were only 2 nationwide companies that offer it? (It covers drains, security etc as well) I might change to the other company next year, but don't know if they are any better....

Bluebirdman_of_Alcathays

penny_crayon wrote: »

Sorry I should have said that they have an electric heater, provided by the agency. How much will it cost to run?

Our contact for the heating maintenance runs until next October. Do local companies provide this kind of maintenance contract? I was under the impression that there were only 2 nationwide companies that offer it? (It covers drains, security etc as well) I might change to the other company next year, but don't know if they are any better....

Why do you want cover? They aren't offering it to you out of the goodness of their hearts, they are making a lot of profit from it.

British Gas homecare 400 (which it sounds like you have) the headline figure is £204 a year, but most people pay a lot more - you'd be better off keeping the money in the bank and getting a reputable local tradesman if problems arise.

penny_crayon

DT12 wrote: »

If you can honestly say you are acting as fast as you would if it were happening in your house with your family etc. then you can morally feel that you are doing your best.

I am chasing it as much as possible, although I don't have the maintenance cover for my own house so it would be different for me. Might have even taken longer if it was my house... Although the tenants have a small baby (as do I) which makes me feel bad for them. I guess the problem is that no one knows what the problem is....

You may think about compensating your tenants for the time that part of their house is uninhabitable, but I'm not certain there is any legal obligation, though someone might correct this. Perhaps provide plug in heaters until the problem has been fixed (though not as a long term alternative).

I was thinking about compensation but my DH is not keen, and it's actually his house! The tenants haven't asked for any yet either. If it goes on much longer I will consider it again

xylophone

You have bled the radiators?

Checked any thermostatic valves on the radiators and that the radiators have not been turned off?

Checked that the pump isn't faulty?

MarkBargain

A 2kw heater would cost about 26p an hour to run.

Do you need a maintenence contract, or could you just call out a local tradesman when there is a problem? (especially if you know any good ones). It doesn't seem your contract is working very well, and if you paid a local person to do a specific job they are more likely to help you so they get paid and so you give them future work.

Have you spoken to your tenants personally or is it all through the agency?

G_M

It's surely not rocket science is it? If the boiler works, and the pump works (upstairs & other downstairs rads hot?), then it can only be

* rads are turned off - turn on
* rads are full of air and need bleeding
* rads are full of gunk - need flushing
* pipes are blocked - need flushing or replacing
* rad thermostat turned down (or faulty? try unscrewing then replacing...sometimes the pins get jammed)

Do the rads in question have drain points on them? When the power flush was done, were those 2 rads drained? Did water flow through them?

Try posting also on DIYNOT here. Lots of heating engineers respond.

There are quite a few companies offering these contracts (many utility Cos, BG, and others. Emergency cover is often an extra on Building Insurance too). Small independant cos usually don't, but will servive your boiler annually much cheaper, and if you find a good local independant he'll come out fast to a breakdown (but charge) to a regular customer.

Rather than pay an extortionate monthly fee for a contract, many people pay that money into a savings account and use it if they have a breakdown. Chances are after a couple of years you have a nice nest-egg.....

*~Zephyr~*

penny_crayon wrote: »

Our contact for the heating maintenance runs until next October. Do local companies provide this kind of maintenance contract? I was under the impression that there were only 2 nationwide companies that offer it? (It covers drains, security etc as well) I might change to the other company next year, but don't know if they are any better....

I echo what MarkBargain says. I don't have boiler cover contracts for my rental properties. What I do have is a very good, local, reliable plumber who can attend boiler breakdowns within 24 hours and has never let me down in terms of quality of service.

These relationships take time to build. Find a good local tradesman who you can build one with.