No hot water - help!

bethanyp123

Hi everyone.

The hot water hasn't been working for over 3 weeks in my flat now. The letting agency has given us numerous excuses since it started. We reported in straight away and after 5 days (and a number of calls and emails) can we were told a plumber would call. We had a missed call from a number we didn't know, and no voicemail. I risked calling back and thankfully it was the plumber - but he hadn't tried to get back in touch or leave a message.

Anyway, I was then a little perturbed to be told that he'd just picked up a key from out estate agent and would be popping round shortly. Both at work, we were unable to be there to greet him. Do you not think we should be consulted before out key is handed out a contractor? Equally, he said he'd only had an email about our issue that day - five days after we'd reported it.

Anyway, he apparently couldn't fix is because we have a 'unique' kind of boiler, and so they would be sending out a 'specialist'. I took the afternoon off work (4 days later - the earliest he could come) to meet him at the flat was pretty annoyed to find that he was actually a gas engineer - and we have an electric boiler (some specialist!). He had a look at it anyway, and guessed that it was a faulty part that would need to be replaced. 11 days later the part is no where to be seen, the agent seems adament to blame the contractor and we're still without hot water.

Any advice of what we can do about this? Are we entitled to any form of rent compensation?

Am able to get in seen independently and bill the landlord?

Guest101

bethanyp123 wrote: »

Hi everyone.

The hot water hasn't been working for over 3 weeks in my flat now. The letting agency has given us numerous excuses since it started. We reported in straight away and after 5 days (and a number of calls and emails) can we were told a plumber would call. We had a missed call from a number we didn't know, and no voicemail. I risked calling back - risked? risked what exactly? and thankfully it was the plumber - but he hadn't tried to get back in touch or leave a message.

Anyway, I was then a little perturbed to be told that he'd just picked up a key from out estate agent and would be popping round shortly. Both at work, we were unable to be there to greet him. Do you not think we should be consulted before out key is handed out a contractor? Equally, he said he'd only had an email about our issue that day - five days after we'd reported it. - well that may be when the LL appointed a plumber? Also do you want it fixing or not?

Anyway, he apparently couldn't fix is because we have a 'unique' kind of boiler, and so they would be sending out a 'specialist'. I took the afternoon off work (4 days later - the earliest he could come) to meet him at the flat was pretty annoyed to find that he was actually a gas engineer - and we have an electric boiler (some specialist!). He had a look at it anyway, and guessed that it was a faulty part that would need to be replaced. 11 days later the part is no where to be seen, the agent seems adament to blame the contractor and we're still without hot water. - Well your contract is with the LL< so that's who you need to hassle.

Any advice of what we can do about this? Are we entitled to any form of rent compensation? - I wouldn't say so, it's not exactly cold this time of year.

Am able to get in seen independently and bill the landlord?

You can ask, the LL might agree

bethanyp123

Risked it being a dodgy sales spam call. Yes but we should have been given soem notice do you not think? We don't even no the name of out landlord it's all done via the agency and they've ignored for the past week and given us no updates?

It doesn't matter how warm it is outside, haveing freezing cold showers is unpleasant whatever the weather, as it trying the wash up etc with no hot water?

Pixie5740

Do you not own a kettle? You can boil water in a kettle to tied you over it's not the end of the world.

Someone must be named as your landlord on your tenancy agreement. That's who you have a contract with. That's who you write to, at the address for the serving of notices given in your tenancy agreement, about repairs.

Legally you should receive 24 hours notice before someone enters your home. Your tenancy agreement should say if you have agreed to access under certain circumstance such as repairs.

As for compensation forget about it.

comeandgo

Do you have a kettle? You can heat water in it and wash things, or a pan on a stove. It's not very convenient but it works.

pmlindyloo

comeandgo wrote: »

Do you have a kettle? You can heat water in it and wash things, or a pan on a stove. It's not very convenient but it works.

But it is inconvenient and the fact is that the landlord is responsible for this repair.

Have a read of this

https://england.shelter.org.uk/housing_advice/repairs/what_to_do_if_your_landlord_wont_do_repairs

and follow the steps (you can obviously skip some as you have already done them)

Were you paid for your time off work? Certainly negotiate some compensation for your inconvenience.

As regards the contractor being given a key then have a look at your tenancy agreement. This should stipulate the notice you should be given.

Of course, it is to your advantage to be as helpful as possible as regarding repairs.

24 hours notice is the usual time period for arranging visits so you may wish to add a note to the effect when submitting any written correspondence.

G_M

1) you've reported in writing to the landlord at the address provided?
2) you've followed up (how often/how many times)? How?
3) you've given the LL a (reasonable) deadline?

To be fair, the agent does seem to be trying, though could try harder. And the contractors do seem a bit useless.

Yes, you can get it done yourself and deduct the cost from the rent either by

a) getting the LL (or his agent) to agree, in writing

b) or by following the process outlined by Shelter. Do NOT skip any steps or you will be liable for both the bill, and any damage resulting from your contractor

AdrianC

bethanyp123 wrote: »

Anyway, I was then a little perturbed to be told that he'd just picked up a key from out estate agent and would be popping round shortly. Both at work, we were unable to be there to greet him. Do you not think we should be consulted before out key is handed out a contractor?

You knew a plumber was required, didn't you?
You have a choice. You can get the problem sorted asap - but you might not be about - or you can insist on it being at a time to suit you - which may delay it.

Pick one.

was pretty annoyed to find that he was actually a gas engineer - and we have an electric boiler (some specialist!).

Does the fact he's gas qualified mean he can't fix an electric boiler, then?

He had a look at it anyway, and guessed that it was a faulty part that would need to be replaced. 11 days later the part is no where to be seen, the agent seems adament to blame the contractor and we're still without hot water.

Simple question... If you were owner-occupiers, would this have been fixed any quicker?