Is my tenant being treated fairly by the LA?

happypuppy

Thanks all, I am concerned about the T, that's why I am raising this question here and with the LA, but the LA has brushed it off, I am abroad, so that's the reason for renting out and using an LA to manage.

also is it usual for a T to communicate with the LL when there is a LA to fully manage the property? I am asking because it seems like if the LA who is a professional and charges 18% is not responsible then there is hardly any reason for LAs to exist?

Normally a plumber can fix this in just 1-2 days.

agrinnall

happypuppy wrote: »

Thanks all, I am concerned about the T, that's why I am raising this question here and with the LA, but the LA has brushed it off, I am abroad, so that's the reason for renting out and using an LA to manage.

also is it usual for a T to communicate with the LL when there is a LA to fully manage the property? I am asking because it seems like if the LA who is a professional and charges 18% is not responsible then there is hardly any reason for LAs to exist?

Normally a plumber can fix this in just 1-2 days.

They exist because people like you will pay them 18% for sitting on their backsides. Your tenant is communicating with you because you are responsible, if you don't want that to happen then perhaps the letting business isn't for you.

happypuppy

That is interesting... so just to make sure I understand this....
Once a corgi has installed a boiler, if something nasty happens it' s not the licensed corgi's (to whom I'v paid a fortune) responsibilty but it's mine???

so what is the purpose of LAs? and why do they get paid, if they are not responsible for anything but collecting the rent, talking 18% and reduce other fees and sending the remaining pittance to me?

Pixie5740 wrote: »

There are 2 parts to this. The first is that the T has a contract with LL, not the LA. The LL is ultimately responsible for repairs and so whether using the LA's plumber, a plumber of the OP's choice, or by DIY this shower mixer valve needs sorted.

The second part is that the LL (OP) has a contract with the LA and the LA isn't providing the service they are charging for and 18% is astronomical. Once the repair has been done look at changing LA or self-managing. G_M has a link somewhere for selecting and sacking LA. If I can find it I'll come back and post it.

AlexMac

happypuppy wrote: »

Thanks all, I am concerned about the T, that's why I am raising this question here and with the LA, but the LA has brushed it off, I am abroad, so that's the reason for renting out and using an LA to manage.

also
Q1- is it usual for a T to communicate with the LL when there is a LA to fully manage the property?
Q 2- I am asking because it seems like if the LA who is a professional and charges 18% is not responsible then there is hardly any reason for LAs to exist?

Normally a plumber can fix this in just 1-2 days.

Regarding Q1- no; but your T lives in the real world and the LA seems to be in LA LA land- so they (the T) are behaving reasonably
Q2 - is, I assume rhetorical, and I assume you are already in the process of sacking them

And while I share your pain about living abroad (somewhere warm, I hope?) I too am a landlord, although I self-manage. When my tenant's boiler failed while I was in southern Italy once, it took four phone calls (tenant to me, me to builder, me to tenant, tenant to builder) and my builder repaired (or was it replaced?) the boiler within two days.

Good luck

happypuppy

How many properties do you let?
what is the % you pay?
if you pay why do you?
once you pay a LA do you communicate with the T?
My LA has asked me not to communicate with the T because he says it's his job to do that!

How many of you employ a LA but still communicate with the LA while managing these things from abroad?

agrinnall wrote: »

They exist because people like you will pay them 18% for sitting on their backsides. Your tenant is communicating with you because you are responsible, if you don't want that to happen then perhaps the letting business isn't for you.

happypuppy

Thanks for the constructive and useful answer AlexMac
I know what the T is going through because I was a T under this same LA for 3 years, and then I bought the property (at a premium) from his company and then when circumstances forced me to live abroad, I rented it out using this LA

It's just I am scared to do the unknown, but I manage a property abroad, and my response time to the T is 15 minutes, emergency or not, they just have to inform me and I am there in 15.

What is your secret to sourcing these reliable contractors? if I may ask.... I think the critical people will be

1. Plumber
2. Heating Engineer
3. Locksmith – LA changed the locks 3 time in 1 year!!!

do you just call up a local company or how do you select these support people?
If you were to Self manage a property how would you do it?
TIA
P.S. Absolutely spot on about Q2

AlexMac wrote: »

Regarding Q1- no; but your T lives in the real world and the LA seems to be in LA LA land- so they (the T) are behaving reasonably
Q2 - is, I assume rhetorical, and I assume you are already in the process of sacking them

And while I share your pain about living abroad (somewhere warm, I hope?) I too am a landlord, although I self-manage. When my tenant's boiler failed while I was in southern Italy once, it took four phone calls (tenant to me, me to builder, me to tenant, tenant to builder) and my builder repaired (or was it replaced?) the boiler within two days.

Good luck

happypuppy

Very grateful for the question OG,
If I knew a plumber I would call them , but I don't and I am abroad
Do I just use yello pages online and phone one up? or how do I go about finding a reliable person for this job?

Old_Git wrote: »

if you phoned a plumber how quickly would it be fixed .

xylophone

Could your tenant source a plumber through recommendation?

Pixie5740

happypuppy wrote: »

That is interesting... so just to make sure I understand this....
Once a corgi has installed a boiler, if something nasty happens it' s not the licensed corgi's (to whom I'v paid a fortune) responsibilty but it's mine???

so what is the purpose of LAs? and why do they get paid, if they are not responsible for anything but collecting the rent, talking 18% and reduce other fees and sending the remaining pittance to me?

Corgi? I assume you mean a Gas Safe Registered Engineer rather than the dog breed as the Council for Registered Gas Installers hasn't been around since 1st April 2009. You need to make sure that you're using a suitably qualified person to install and maintain gas appliances in the rental property.

Yes, you are the LL and so you are responsible for repairs and ensuring the property is safe to live in. You do this by using a Gas Safe Registered Engineer to install gas appliances and carry out any maintenance and repairs on gas appliances as well as issuing the annual gas safety certificate. If a Gas Safe Registered engineer installed something incorrectly in the property which turned out to be dangerous then you would have covered your !!!!! by using a properly qualified person.

I don't know why you are paying a LA 18%. You picked them despite having encountered problems with them as a T yourself.

You could self-manage the property providing that you can supply the T with an address in England or Wales for the serving of notices otherwise the T could legitimately withhold the rent.

Does the LA deduct tax before passing over the rent (minus 18%) to you or do you complete your own tax return?

AdrianC

happypuppy wrote: »

That is interesting... so just to make sure I understand this....
Once a corgi has installed a boiler, if something nasty happens it' s not the licensed corgi's (to whom I'v paid a fortune) responsibilty but it's mine???

The fitter is responsible for failings in his workmanship, and should stand by it. But you wouldn't expect the tenant to call him directly.

so what is the purpose of LAs? and why do they get paid

Their job is to act as a filter between the tenant and the landlord.
They will find you a tenant and vet them. It's your decision who to let to.
They will resolve any minor problems, and can work with you on any major problems. But those problems are, ultimately, your responsibility - because it is YOUR name on the contract as landlord.

If the agent isn't resolving the tenant's problem, that doesn't mean the ultimate responsibility lies with the agent. It means you have two problems - a tenant with a problem that hasn't been resolved, and an agent who isn't doing what you're paying them for.

Your short-term priority is to get the tenant sorted, with the agent or without them.
Your medium-term priority is to get the agent doing what you're paying them (handsomely!) to do.