Drainage/sink issue - how long is 'reasonable' time???

hart89

Hi ,

I apologise if there is already a thread for this, I saw a few regarding blocked drains/sink but none that answered my question specificially.

What I want to know is how long is acceptable to wait for landlord to send a plumber round to resolve a maintainance issue? We reported a plumbing problem last saturday (water not draining, waste water from washing machine coming up in to kitchen sink). Our washing machine is out of use, and the kitchen sink is pretty much out of use as it takes FOREVER to drain. We have used Mr muscle and Buster drain unblocker, tried plunger, hot water down the sink, partner has inspected the U bend and there isnt a blockage there.

The letting agent reported the issue to the landlord on Monday, and weve been waiting for a response since. The main issue is the landlord insists on using his own plumber, but when he went today he couldnt access the flat bcos the letting agent didnt have spare keys, the landlord was going to meet him at the flat with keys but his plumber couldnt go back bcos hes going on a stag do.

The estate agent has offered to pay the difference between his plumber and theirs as they could send someone today, but the plumber still insists on using his own.

How long should we have to wait for this kind of issue? I understand that if the drainage issue is our fault then we are responsible for paying, but I feel its unfair that we have to wait longer (could be days!) when a plumber could go today. Says online that a LL should carry our repair within a 'reasonable time', but how long is that? And also could we arrange to have the repairs done ourselves and deduct it from our next rent payment ? I read somewhere that if they do not carry out repair in reasonable time then we can do this.

Advice please, thanks in advance!

pmlindyloo

hart89 wrote: »

Hi ,

I apologise if there is already a thread for this, I saw a few regarding blocked drains/sink but none that answered my question specificially.

What I want to know is how long is acceptable to wait for landlord to send a plumber round to resolve a maintainance issue? We reported a plumbing problem last saturday (water not draining, waste water from washing machine coming up in to kitchen sink). Our washing machine is out of use, and the kitchen sink is pretty much out of use as it takes FOREVER to drain. We have used Mr muscle and Buster drain unblocker, tried plunger, hot water down the sink, partner has inspected the U bend and there isnt a blockage there.

The letting agent reported the issue to the landlord on Monday, and weve been waiting for a response since. The main issue is the landlord insists on using his own plumber, but when he went today he couldnt access the flat bcos the letting agent didnt have spare keys, the landlord was going to meet him at the flat with keys but his plumber couldnt go back bcos hes going on a stag do.

The estate agent has offered to pay the difference between his plumber and theirs as they could send someone today, but the plumber still insists on using his own.

How long should we have to wait for this kind of issue? I understand that if the drainage issue is our fault then we are responsible for paying, but I feel its unfair that we have to wait longer (could be days!) when a plumber could go today. Says online that a LL should carry our repair within a 'reasonable time', but how long is that? And also could we arrange to have the repairs done ourselves and deduct it from our next rent payment ? I read somewhere that if they do not carry out repair in reasonable time then we can do this.

Advice please, thanks in advance!

Unfortunately there is not much guidance about what constitutes a 'reasonable time'.

Only a judge could decide if your landlord took you to court for lost rent (if you deducted the amount for the repair.) From reading it seems that in court cases there is often a referral to how long it would take if this was your own property. From this point of view it would probably mean a couple of days to get a plumber out to you, if not the same day.

In this case I think you have several things in your favour. The letting agents have a plumber ready and waiting and will pay the difference. The landlord's plumber is off on a stag do so away for the weekend?

If this were me I would go back to the letting agent and ask them to send their plumber round and let them 'argue the toss' with the landlord. I am sure they would acknowledge that in the circumstances the landlord is being unreasonable in making you wait.

Just my opinion!