boiler not working, tenants wanting discount on rent

yaubelle

I don't have much experience in the renting out properties and please bear with me if I ramble on a bit.

I have a property which I rent out for £330 per week. My tenants have been staying there for a year now and am looking to renew their lease. On the whole they I would say they have been very good tenants in that they pay the rent on time, don't cause any problems and whenever I have been to the property, it looks in good order.

Whenever things have gone wrong in the flat I have always got the problem swiftly sorted out. However, the problem I face right now is regarding the boiler which isn't working.

When the tenant notified me it wasnt' working, I got him to contact my plumber (whom the tenant has met on previous occasions),who, within a day or two went round to the property and fixed the problem. however, apparently few days after that the boiler was playing up again; sometimes they would have hot water and sometimes not. I was not aware of this until about 7 days after the plumbers first visit I got another txt from the tenant saying the boiler was playing up.

Basically to cut the long story short, my tenants say they haven't had hot water or heating for at least 2 weeks now. I assumed the tenants had sorted things out with the plumber as there has always the problem of allowing the plumber access to the property, hence it was up to the tenants to arrange a date and time for the guy to go round.

I was aware the plumber then went round a second time, after that I did not hear anything and so assumed everything was fine and was just waiting for the bill to arrive on my doorstep. Anyway but the end of week 2 I get get another txt from the tenant asking if I knew what was happening as the plumber was ordering a part and they had not heard from him. Once I hear that, I started chasing the plumber up.

I now get a txt from my tenant saying he tried to call the plumber yesterday, got no answer and if they could get a discount on last month's rent?

My question is what would be the best thing for me to do regarding the discount? I was thinking of giving something as I don't want to completely P**S my tenants off. I also like to be fair in my dealings with people. I am going to speak to my plumber on monday and maybe just ask him to put a new boiler in.

Sorry for rambling on so much,

I would really appreciate any advice any of you could give me.


Many thanks, yaubelle

Elliesmum

Very sorry but I've seen the word *assume* at least twice in your post. I would not have assumed anything. I would have kept on top of the situation, ensuing I was in communication with all parties involved so I would have known what the true situation was.

All I can say is, if they are good tenants (and these can be hard to come by) and they are due to renew their lease, negotiate with them. See what they want and see if that is agreeable with yourself.

The new boiler will also be a great idea for enticing your tenants back with a new lease.

Good luck.

EM xx

lil_me

I suppose the way I would see if I was the tenant, if I am paying for a service (a landlord is classed as a service provider IIRC) then I would want it to work or be compensated for losses....same as if my gas/water/electric supply was off for a long period I would receive compensation. They may have had extra costs like electricity for boiling water to wash with, electric heaters for rooms etc.

If there are issues with the plumber, them being able to contact him etc I would also look into alternative service providers if they aren't providing a service which gives you peace of mind.

ukmonkey

Yes, I agree with the other two. Fair enough, you're not an experienced landlord, but you really shouldn't have "assumed " the problem was fixed. If it had been me, I'd have been on the phone to my plumber ASKING him if it had been fixed, how much it was going to cost you etc.

In terms of the problem at hand, I think it more than fair that you give the tenant a discount on the rent. How much? Well, how much would you hate to be without hot water? Ask them how much they're looking for, and take it from there.

clutton_2

why on earth would you "assume" you need a brand new boiler without even knowing what the spare part required actually is ??? talk to the plumber ........ i despair sometimes ........

franklee

Paul F on LLZ knows his onions, so this may help:

The position is as you are entitled to hot water at all times, the landlord is in breach (not your agent). It appears the boiler is inefficient and therefore likely to break down, possibly at regular intervals.

...

Although Mr Shed suggests you have to have some latitude, in practice this is the landlord's problem so you should receive compensation commensurate with the inconveience, and as there is no set amount you will have to negotiate with the agent or landlord. Being left without hot water for more than 24/48 hours is I would say unacceptable especially if the boiler is old and inefficient as these are factors in your favour. If you can't find a compromise you will have to deduct an amount you feel appropriate. My feeling would be 25% or the rent as being reasonable for the time of inconvenience.

...


Full post is here:

http://www.landlordzone.co.uk/forums/showpost.php?p=4478&postcount=3

clutton_2

if PaulF can get a plumber to repair an old boiler, involving the purchase of spare parts, within 48 hours then he must surely be renamed "the miracle worker" - get real here. 25% of the rent - ??????

Generali

clutton wrote: »

if PaulF can get a plumber to repair an old boiler, involving the purchase of spare parts, within 48 hours then he must surely be renamed "the miracle worker" - get real here. 25% of the rent - ??????

Preumably that's 25% of the rent for the period without heatnig/hot water.

I once spent 11 days without either in February. It was snowing. Not much fun.

pinkshoes

Did they contact you before calling the plumber a second time?! If they didn't then I'd give them a 25% discount from the day of the 2nd time they called you (you're not psychic, so how were you to know it broke again!). If they DID call you to say it was still broken, and YOU then told them to go ahead with a plumber, then you should have chased this all up, so offer them a 25% discount for the whole period.

coal9011

Apart from the "safety and "legal" issues of having a faulty boiler in one of your properties, ask YOURSELF the following question ..................

.......... would YOU like to live for 2 weeks or more without hot water?


WELL, WOULD YOU?!?!?!? :rolleyes:

silvercar

If the landlord gave the tenant the authority to contact the plumber and arrange the repairs, how is the landlord meant to know that the problem hasn't been fixed?