Is my tenant being treated fairly by the LA?

pyueck

happypuppy wrote: »

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?

Happy, nobody is saying that in your case it is wrong to use an agent. If the agent fixes all your problems and you are happy with their fees, fine.

However contractually you are the person with the contract with the tenant and where they let you down this shouldn't mean the tenant suffers.

Your original post read as if while you felt sympathy for the tenant you did not see sorting the issue as your responsibility. This leaves a poor tenant in a bad position. It is legally and morally your problem and IMHO if you are unable to deal with tenants issues then you should consider whether letting is for you.

happypuppy

Yes she could! but the LA won't let her!!!

xylophone wrote: »

Could your tenant source a plumber through recommendation?

Annabee

Well then you have to over-rule the LA! They are working as your agent, you are the one in charge here.

happypuppy

Thanks Pixie5740 , Didn't know they that they were no longer called Corgi
Thanks for the information about gas safety certificate


I don't know why you are paying a LA 18%. You picked them despite having encountered problems with them as a T yourself. >> didn't have much of a choice when I did that, he sorted out getting rid of all the furniture etc and letting the property, so I didn't have to come back from my breakdown . The thing is he is nice, but absolutely @@££$%^ useless! And lazy takes ages for him to do anything and even makes a simple thing into a very complcated situation.



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. >>>
Would post box do? Or is there any other way I can do that? I don't have another property for this! If I use an LA only for finding a tenant then can I use the address of the LA (who is not fully managing the property) as the address?

Does the LA deduct tax before passing over the rent (minus 18%) to you or do you complete your own tax return? >> No I pay via when my accountant does self assessed tax return.


I think my biggest obstacle is finding reliable

1. Plumbers
2. Heating Engineers

Thanks again for your very valuable advice
very grateful

Pixie5740 wrote: »

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?

happypuppy

Thanks I understand it better now pyueck .
Sorry about the way I sounded in the OP
I do care about what the T is going through!
that's why I am trying to fix this.
Not happy with the LA

pyueck wrote: »

Happy, nobody is saying that in your case it is wrong to use an agent. If the agent fixes all your problems and you are happy with their fees, fine.

However contractually you are the person with the contract with the tenant and where they let you down this shouldn't mean the tenant suffers.

Your original post read as if while you felt sympathy for the tenant you did not see sorting the issue as your responsibility. This leaves a poor tenant in a bad position. It is legally and morally your problem and IMHO if you are unable to deal with tenants issues then you should consider whether letting is for you.

AdrianC

happypuppy wrote: »

Yes she could! but the LA won't let her!!!

The LA can shove that firmly up their 18%.

You're in contact with the tenant, give the tenant YOUR permission. I think, given the "below market rent", and the agent's uselessness, that's the best way forward for everybody. Give her a budget, maybe even order a new shower directly yourself, for delivery to the tenant. Screwfix or similar. £50-100, depending on how flash, for a standard shower mixer. Then it's an hour's competent-DIY-able (or fairly minimal plumber cost) to swap it over, assuming the water can be stopped.

I'm assuming it IS a standard shower, hot and cold coming out the wall. If it's bathtaps-plus-shower, or an electric dribbler, then there might be a bit more work.

happypuppy

The LA can shove that firmly up their 18%. >> LOL I think this is a very sensible way forward. I have been quoted £290 by the LA, to source and fix a [FONT=ArialMT, sans-serif]Bristan shower valve. It's taken more than 9 days to get this, I assume it's rare shower valve in the UK?[/FONT]


[FONT=ArialMT, sans-serif]I think it's a standard shower (I don't know the difference)[/FONT] , there is a bathtub but the show is not connected. Water can be stopped at the stop !!!!.

AdrianC wrote: »

The LA can shove that firmly up their 18%.

You're in contact with the tenant, give the tenant YOUR permission. I think, given the "below market rent", and the agent's uselessness, that's the best way forward for everybody. Give her a budget, maybe even order a new shower directly yourself, for delivery to the tenant. Screwfix or similar. £50-100, depending on how flash, for a standard shower mixer. Then it's an hour's competent-DIY-able (or fairly minimal plumber cost) to swap it over, assuming the water can be stopped.

I'm assuming it IS a standard shower, hot and cold coming out the wall. If it's bathtaps-plus-shower, or an electric dribbler, then there might be a bit more work.

happypuppy

I think my biggest obstacle is finding reliable

1. Plumbers
2. Heating Engineers

How would I go about doing this? any ideas would be most welcome

AdrianC

happypuppy wrote: »

I have been quoted £290 by the LA, to source and fix a Bristan shower valve.

Bristan is just one brand of many, albeit decent quality.

Do you have a photo, or can you get the tenant to send a photo, of what's there now?
I'm guessing it's something like this :-
http://www.screwfix.com/p/triton-luca-thermostatic-mixer-shower-flexible-exposed-chrome/40744

G_M

happypuppy wrote: »

I think my biggest obstacle is finding reliable

1. Plumbers
2. Heating Engineers

How would I go about doing this? any ideas would be most welcome

If you cannot get a recommendation from a local friend/neighbour, then try the local paper.

Some communities have local broadsheets with 'Tried & Tested' section for contractors.

Or use:

1) http://www.aphc.co.uk/

http://www.plumbersassociation.co.uk/

2) http://www.gassaferegister.co.uk/help/find_a_registered_business.aspx

As for the agent, I refer you again to

Letting Agents (Tips for selecting, and tips for sacking them)