Compensation for no hot water for six weeks

lisyloo

smdabs wrote: »

Under Section 11 of the Landlord and Tenant Act 1985, you have the right to expect your landlord to carry out repairs in a ‘reasonable time’. If it’s an emergency repair as you’ve got no heating or hot water, your landlord should fix this in 24 hours.

This is not an emergency though.
It’s summer and it’s the boiler that’s broker not the heating or cooker.
So hot water is available from kettle or cooking facilities I.e. saucepan of water.
It can be quite difficult to get trades people at short notice and a lot of people would complain if they had to provide access and take time off at very short notice.

Not sure where the animosity is coming from with some of the othe posters.

I think there’s a backlash against a compensation culture and people crying wolf over mental health which serious sufferers of genuine medically diagnosed conditions might take issue with.

Being without hot water isn't acceptable for that amount of time and while I'm sure all of us COULD shower at a local gym, lets not pretend this is a feasible plan just to have a wash before or after work. It would be extremely inconvenient and also stressful especially if this 'sports club' isn't close to home or work.

Stick the kettle on for a wash?

I don’t think compensation is unreasonable but being a snowflake about it is.
There’s a kettle for washing and multiple saucepans can be used for bath. It’s not the end of the world.

I would be spending my time productively looking for a new landlord though.

lisyloo

smdabs wrote: »

Emergency home cover and landlord insurance is usually in place for very good reason.

Have you ever tried using emergency cover.
It usually extend to switching the boiler off (if necessary).
It doesn’t usually Extend to diagnosing, ordering parts or fixing.

You should read a few policies on what an emergency means and what is covered.

If there is a water the result is turning the water off, it’s not fixing it.

This is not an emergency as defined by an insurance policy I.e. nothing is at risk and no damage is taking place.

jonnygee2

I'd love to know how you would 'make the best of a situation' if it was you living without hot water for 6 weeks.

Of course everyone would sort the problem out as quickly as possible. But once its over, its over. Personally I wouldn't chase any compensation but if I did, I'd take £150.

If they are genuine mental health issues, then you clearly have a serious problem that you should see the GP about, as for the vast majority of people sending a few emails and a few cold showers wouldn't give them 'mental health problems'. You cannot blame your estate agent or landlord if you of poor mental health, and it is not their duty (legally or morally) to compensate you for it.

need_an_answer

smdabs wrote: »

It's a compensation culture because people don't want to live in inadequate conditions and continue paying full price for it? You're paying a premium to live comfortably in a rented property, including access the standard amenities like hot water. It isn't due to generational differences or people becoming 'snowflakes', it's that tenants are finally becoming aware of their rights.


Yes, it may have been different in the 80s but times have changed since then and there's very good reason that new technologies like combi boilers were invented.


I'd love to know how you would 'make the best of a situation' if it was you living without hot water for 6 weeks. Of course, clearly being made of tougher stuff I doubt you'd vent/moan or feel inconvenienced by the situation.

do you really want me to tell you how to live without hot water for 6 weeks...because I can and I have when the boiler in my own property ceased to function over what turned out to be a very cold Christmas new year and winter in general....ive also been without a washing machine for 4 weeks but that's another story that the snowflakes would recoil at!

I'm also a LL of several properties so I have a perspective on how to deal with tenants too.

Being a LL doesn't give you access to a plumber or heating engineer at the drop of a hat or the wave of a magic wand and even a homeserve policy doesn't mean you jump to the front of the queue either.
Sometimes tenants and LL's just have to sit and wait their turn.

I've had a major heating failure in a tenanted property. one which the tenant would have been aware of many weeks before the alarm was raised and had they actually reported the water leakage earlier it may have helped everyone...but no...it did take several weeks to attempt a repair before a new electrical tank became the best option going forward.

Its all in how you deal with a situation,as a tenant you probably don't want the LL in and out and disturbing your quiet enjoyment any more than either of us have to...but sometimes repairs take time....believe me I don't enjoy uprooting a tenant from their routine but in order to get some things done there does have to be disruption.

That's why its very difficult to quantify the wording of a reasonable timescale.

I consider myself a very proactive LL who hopefully is on good terms with my tenants, but I cant magic a repair or replacement any quicker than timescales will allow me...sometimes I need the tenant to be "understanding"....


It works both ways.

and there are times when the tenants need a little understanding from their LL's too.


I'm sure that the LL who is challenged for a compo type claim is less likely to overlook a few things on the check out of a tenant who has demanded rather than the tenant who for a few days were happy to boil a kettle.

I find respect is a two way street...

You seem to have quite a dislike for LL's its a trait that you should look at reflectively and objectively rather than painting all LL's with the tarred brush you use.

he who shouts loudest doesn't always win,sometimes its about a reasoned approach. You can quote your tenant rights as much as you like but in return as a LL I know I have them covered and probably some things you've not even thought of...however if you are up for a run through how to get the best out of a tenant/LL relationship I think you'll find it starts with basic politeness and not with a compo claim on either side.

Heliflyguy

6 weeks is too long. It is of no relevance those bleating on about what they suffered in their own property, guess what your not paying for a service.
Irrespective of having a place to store or sleep part of what you're paying for is hot water and it wasn't fixed in a reasonable time.
Why should the op have to pay to use some scummy gym with all the inconvenience accociated.
Good lord some of you must think we had it good in Victorian times.

need_an_answer

Heliflyguy wrote: »

6 weeks is too long. It is of no relevance those bleating on about what they suffered in their own property, guess what your not paying for a service.
Irrespective of having a place to store or sleep part of what you're paying for is hot water and it wasn't fixed in a reasonable time.
Why should the op have to pay to use some scummy gym with all the inconvenience accociated.
Good lord some of you must think we had it good in Victorian times.

maybe 6 weeks was too long to fix this particular problem...but actually its been acknowledged by the letting agent and an offer of £150 made

In terms of compensation its not a bad offer especially considering the OP then went on to say it wasn't about the money.


If it wasn't about the money what was it about?

Whatever happens the OP cant get those 6 weeks back even if they were given a full rent refund and some...are you suggesting that there should be some sort of payout considered because of "health difficulties"?


In essence I agree why not have payments for inconvenience but you will find that someone has to eventually pay for the insurance policy needed or whatever to cover the payments.


operating a system like that is sure to put rents up in general for all....

AdrianC

Heliflyguy wrote: »

6 weeks is too long

Nobody is saying otherwise. Even the landlord - who offered compensation of around a week's rent. Which the OP refused - not because of the amount, but because of some point of principle over who should pay, based on a misunderstanding of the relationships and responsibilities in force.

It is of no relevance those bleating on about what they suffered in their own property

It's very relevant, because it sets reasonable expectations for a timescale for repair. But since nobody is saying six weeks is anything but too long...

mimiduck

It's difficult to say for sure what would be a reasonable amount as we never know what goes on behind closed doors ie the relationship between the LL and agent. Perhaps LL was asking to get 10 quotes for the new boiler, we will never know.

I would say though that considering they have offered 150 pounds it is not too bad, I would not say it is a small amount. As others have noted you say it's not about the money but in the end it is. If you say you had mental issues due to the whole situation I don't see the point why you declined the compensation as I think making a complaint itself will probably cause you stress.

I doubt that you will find a possible right amount on this forum as it's more of a matter of opinion and I have a feeling you are clearly looking for a higher amount for the inconvenience.

smdabs

"This is not an emergency as defined by an insurance policy I.e. nothing is at risk and no damage is taking place. "


Quick reference to a standard emergency home cover policy and what it covers:


What is home emergency cover?
This home insurance add-on is designed to give you peace of mind, reassurance and support for unexpected incidents, such as broken boilers, burst pipes or leaking radiators.

you'll be covered for call-out charges, labour and any parts that may be needed to temporarily repair an emergency in the home such as:

• Plumbing, gas or electricity failure within your home
• Central heating or hot water failure
• Pest Infestation
• Damaged windows, doors and locks
• Roof damage as a result of a storm

So, may not be everyone's definition of emergency, but clearly it is many insurance providers.


"do you really want me to tell you how to live without hot water for 6 weeks...because I can and I have when the boiler in my own property ceased to function over what turned out to be a very cold Christmas new year and winter in general....ive also been without a washing machine for 4 weeks but that's another story that the snowflakes would recoil at!"


- Not particularly. Nor did anyone ask how long it took for you to get something fixed in your own home. If you left it 6 weeks that's your choice. If you did this to a tenant or think this is par for the course, I'd suggest maybe looking in to other investment opportunities.


No-one has said that there isn't compromise between LL and tenant, and yes sometimes tenants have to be 'understanding', but not 6 weeks of washing yourself with kettle water when you have a life and a job worth of understanding.


"You seem to have quite a dislike for LL's its a trait that you should look at reflectively and objectively rather than painting all LL's with the tarred brush you use."

Do I? or do I just dislike slum landlords that think their investment income is more important than providing suitable housing for the tenants who have to live in their properties and indeed pay for that luxury?


In no way have I said that these things don't happen, and as someone who has previously been a tenant in rented accommodation, I would and have been understanding of the timescales it takes to fix issues however I would absolutely not accept having no hot water for that length of time. I also know that if a plumber/engineer gave me a timescale of 6 weeks to either fix or replace MY boiler, I would look elsewhere for the service (and have done exactly that) as I wouldn't put up with my life being inconvenienced for 6 weeks. I would expect the LL to have treated this issue as importantly/urgently as he would if it was his boiler that broke down.


I don't personally think their offer of compensation was unreasonable, what I do think is unreasonable is people being snarky to the OP for asking a simple question... whether you agree with their reasons for asking it or not.


Lastly, the OP did mention it has affected their mental health negatively and maybe it has, maybe it hasn't. Why be downright rude to someone for a passing comment when you have absolutely no idea how this particular issue has affected them just because you apparently would not be affected in the same way? It's ridiculous. If you're 'sick of reading it' or people 'using that line', do yourself a favour and go to a different thread.

need_an_answer

smdabs wrote: »

Why be downright rude to someone for a passing comment when you have absolutely no idea how this particular issue has affected them just because you apparently would not be affected in the same way? It's ridiculous. If you're 'sick of reading it' or people 'using that line', do yourself a favour and go to a different thread.

Excuse me but Please direct me to where I have been "sick of reading" or downright rude