Maintenance work in rented property during lockdown

cats37

We moved to our rented house in middle of February. 2 days after moving in I emailed the LA about the low hot water pressure in the bathroom. You can hardly take a proper shower and it takes ages for me to rinse my shoulder length hair. Their handyman turned up on 13th March, the previous evening he messaged me saying he would change taps on the sink. I clearly told him they were working fine, and the issue was with the hot water pressure in the shower. Hence he changed the properly working taps to inconveniently small ones which are for the small sizes basins in cloakrooms. He didn't fix the hot water pressure. 
Same day I emailed LA about the situation. No reply whatsoever,  two weeks later I had to chase them up and their reply was that "LL and handyman are aware of the situation but we only carry out emergency works for the safety of the tenants and worksmen". I was advised to fill the sink with water and wash my hands in their, but they kept quiet about the water pressure. 
I have done some research and found that apparently maintenance works can be carried out as longs as tenants and workmen don't show symptoms and keep social distancing. We both still work so won't meet the plumber anyway. Also few days ago we met the previous tenant who said the pressure problem had already existed in his time and someone had come and blew air to it and it had been ok for a fews months. 
The question is can I threaten them to arrange for a plumber and deduct the cost from my rent if they refuse to send someone because of lockdown?

[Deleted User]

cats37 said:

We moved to our rented house in middle of February. 2 days after moving in I emailed the LA about the low hot water pressure in the bathroom. You can hardly take a proper shower and it takes ages for me to rinse my shoulder length hair. Their handyman turned up on 13th March, the previous evening he messaged me saying he would change taps on the sink. I clearly told him they were working fine, and the issue was with the hot water pressure in the shower. Hence he changed the properly working taps to inconveniently small ones which are for the small sizes basins in cloakrooms. He didn't fix the hot water pressure. 
Same day I emailed LA about the situation. No reply whatsoever,  two weeks later I had to chase them up and their reply was that "LL and handyman are aware of the situation but we only carry out emergency works for the safety of the tenants and worksmen". I was advised to fill the sink with water and wash my hands in their, but they kept quiet about the water pressure. 
I have done some research and found that apparently maintenance works can be carried out as longs as tenants and workmen don't show symptoms and keep social distancing. We both still work so won't meet the plumber anyway. Also few days ago we met the previous tenant who said the pressure problem had already existed in his time and someone had come and blew air to it and it had been ok for a fews months. 
The question is can I threaten them to arrange for a plumber and deduct the cost from my rent if they refuse to send someone because of lockdown?

What are you planning to threaten the letting agent with?

You can deduct money from your rent to carry out the repair yourself but only after you've exhausted the process as laid out be Shelter here:

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

Is this a mixer shower with hot water coming from the boiler?  Is the boiler pressure adequate or do you need to top it up?

cats37

I'm planning to give them a timeframe of 2 weeks and if they don't take action I would arrange for a plumber myself. But obviously I don't want to pay for it myself. 
Thank you for that link it's very helpful. 
It's a mixer shower, the water comes through a tank in the loft. The hot water pressure downstairs is ok, the problem is upstairs. We suspect that there's limescale build up in the tank/pipes, that's why it worked well for a few months when they blew air into it. It must have blown the build up back in the tank but that it flew back in place slowly. We are not plumbers though and don't want to fiddle with the taps on the boiler either.

anselld

Limescale buildup is more normal in the shower head.  Plus there is sometimes a filter in the mixer valve end of the hose.  

You could take the hose and head off (it should just be finger tight) and clean out any scale.  Then put the hose back on without the head, see what the flow is like.  Turn the shower on full whack like this (no head) and turn it several times from full hot to full cold, sometimes that flushes things through.

If none of that works ten there is sometimes a filter at the mixer valve entry for which you would need a plumber.

I have never heard of any plumber blowing air into water pipes to clear limescale (or any other reason) so that sounds like a red herring.

greatcrested

cats37 said:

I'm planning to give them a timeframe of 2 weeks and if they don't take action I would arrange for a plumber myself. But obviously I don't want to pay for it myself.

I stress LoverofLycra's point about following the process - you must do this meticulously...

There are sample letters here for each step of the process for you to adapt.

Thrugelmir

Where's the hot water being supplied from? 

MovingForwards

On a side note, is there a bath in the property?
If so, the shower won't get fixed I'm a hurry.

cats37

    anselld said:

Limescale buildup is more normal in the shower head.  Plus there is sometimes a filter in the mixer valve end of the hose.  

You could take the hose and head off (it should just be finger tight) and clean out any scale.  Then put the hose back on without the head, see what the flow is like.  Turn the shower on full whack like this (no head) and turn it several times from full hot to full cold, sometimes that flushes things through.

If none of that works ten there is sometimes a filter at the mixer valve entry for which you would need a plumber.

I have never heard of any plumber blowing air into water pipes to clear limescale (or any other reason) so that sounds like a red herring.

My partner had already checked the shower head and hose, there's no limescale buildup in there. The pressure of cold water coming out of the shower is perfect, so if it was limescale n parts used by both hot and cold water then the cold water pressure would be affected as well.
I guess the previous tenant is not a plumber either, maybe he thought it was air blown in, might have been something else, but it worked for a while. Actually I have to correct myself, he said a few days, not a few months.

cats37

Thrugelmir said:

Where's the hot water being supplied from? 

The hot water is supplied from a gravity fed system, there's a tank in the loft and we have a gas boiler.

cats37

greatcrested said:

cats37 said:

I'm planning to give them a timeframe of 2 weeks and if they don't take action I would arrange for a plumber myself. But obviously I don't want to pay for it myself.

I stress LoverofLycra's point about following the process - you must do this meticulously...

There are sample letters here for each step of the process for you to adapt.

In my email sent I gave them a time frame of 2 weeks and advised I would arranged for the works done as per detailed in the processes detailed by Shelter. I got the below answer, I'm only quoting the relevant parts:
"With regard to the maintenance issues raised I emailed you on 30.3.2020 advising the issues raised would be addressed as soon as the lockdown was over:...
...We believe the issue with the shower is due to the pressure and gravity fed system and we shall arrange for the Landlord’s preferred Plumber to inspect it when the lockdown is over.  You mentioned there was a risk you could get scalded if you accidentally hit the hot tap while in the shower as you have to stand close to it.  Have you tried dethatching the shower from its cradle and using it as a hand held shower?  We appreciate it is not ideal solution but apart from having a bath perhaps it is something you could consider in the interim.  The previous Tenants resided at the property for 8 years and they did not complain about the shower but perhaps this is the first time you have used a gravity fed system!

We are equally frustrated we are unable to carry out maintenance in a timely manner at present but we are trying are endeavouring to abide by the Government Guidelines on the Coronavirus pandemic which is beyond our control.  Also our handyman, as well as plumbers and electricians have informed us they will not visit properties unless it is an absolute emergency as they do not wish to be exposed themselves to the risk of catching the Coronavirus, and all one has to do is to look at the statistics to understand their fear. Equally we are trying to protect you as the Coronavirus is a silent enemy and one can have it without being aware.  Apart from the danger of catching the Coronavirus our contractors are unable to source spare parts due to the lockdown. 

I have discussed the above with your Landlord Mr H. and he understands your frustration and has confirmed the above issues will be addressed as soon as the lockdown is over and he is adamant he does not want a Plumber whose reputation he does not know visiting the property to inspect the shower gravity fed system or undertaking any work at the property.

The indications from the Government the shutdown date will be extended for another 3 weeks and we would ask you to bear with us until then as these are extraordinary unprecedented times and under the circumstances we are doing our best given the circumstances."

My frustration is that they had more than a months before lockdown to sort this, however they couldn't fix it. I was raised in a different country but we did have bathrooms and I am fully aware how to use a shower in different ways. however I feel like I shouldn't be told to change my preferred way of showering, it's ok for a few days but not for months. My partner insists on asking for a reduction in rent until it's sorted as we are not getting the service we are paying for, is it woth asking for it?

We happened to speak to the previous tenant as he came to check whether his parcel had been delivered here. He said they had had the same problem with the shower, so now I feel like I;m being told lies by the agent...

Also does the landlord have the right to refuse work done by not his preferred plumber, even if I follow the process detailed by Shelter?

Hasbeen

cats37 said:

Thrugelmir said:

Where's the hot water being supplied from? 

The hot water is supplied from a gravity fed system, there's a tank in the loft and we have a gas boiler.

Unusual these days that its not a combi boiler?   Mains water fed heating up water to supply all hot taps.


The tank in the loft is the cold water storage tank that supplies your hot water cylinder that is perhaps in a cupboard?

Or are you saying the hot water cylinder is in the loft?

Edit to ask do you have a mixer tap in kitchen?