Tenant called locksmith on bank holiday

GDB2222

74jax said:

As someone who has had a secure upvc door with really good locks and bolts broken by someone to gain entry, I'd have been really uneasy staying there. The alternative of a hotel isn't much use as it would mean I felt safe, but I'd know my belongings were not (although appreciate the LL thinks so).

I'm also a LL and no way would consider this not an emergency. Also a parent and wouldnt be happy if this happened to my DD. 

That makes no sense. You've just said that really good locks don't help!

lisyloo

jackieblack said:

lisyloo said:

I would not be prepared to sleep in an unlocked house overnight (I'm female FWIW).
I would however negotiate with the landlord and say I wanted a fix or hotel.

The problem with going to a hotel would be leaving the house unlocked…

Yes you’re right. My initial thoughts would be my personal safety but thinking about it insurance conditions are important too.

london21

It is an emergency even in a safe area. 

Crime is increasing nowadays. 

Hannimal

Maybe you should reconsider being a landlord. 

cymruchris

Still with the tenant on this - a couple of sliding bolts on the back of a door isn't as secure as a proper lock. If they'd gone out, and then been burgled, would you have stumped up the cost of their replacement possessions? Would the insurance have paid out when you told them the front door didn't have a functioning insurance standard lock? There are some things that can hang fire and be repaired later, but a front door primary lock shouldn't' be one of them. Yes it was bad luck that timing was as it was - but that's how it goes in life, you can't pick and choose when things fail, otherwise we'd all be arranging to have our locks changed four weeks on Thursday at 2pm when the locksmith over the road that only charges £20 was available. As I mentioned earlier - if you'd engaged - and dealt with it on the spot, you might have saved yourself some money. You told the tenant that you didn't class it as an emergency, and so they did what they needed to do to ensure the property was PROPERLY secure. 

rahrah21

2bFrank said:

At first I was with the tenant on this, but if its correct that they can secure the door with the bolts and use the side door which can still be locked, and you stated you will arrange for a locksmith at the first opportunity that is reasonable, then I think you will be fine and the cost is on the tenant for the emergency charge part.

However it totally depends on the issue with the lock, could they actually close the door, ive had it before where the locking part is extruding and you cannot actually close the door fully. we really need to know the actual issue with the door to give you a solid answer.

Yes, the door closed fine, and the UPVC apparently would lift just the key that wouldn't turn for whatever reason. Maybe the T had broken the key in the lock - they haven't been very clear on that at all 

saajan_12

74jax said:

As someone who has had a secure upvc door with really good locks and bolts broken by someone to gain entry, I'd have been really uneasy staying there. The alternative of a hotel isn't much use as it would mean I felt safe, but I'd know my belongings were not (although appreciate the LL thinks so).

I'm also a LL and no way would consider this not an emergency. Also a parent and wouldnt be happy if this happened to my DD. 

By that logic no fix is good enough, as it would only get back to the position of a secure upvc door with locks and bolts. Then no point in a locksmith, emergency basis or next day. 

Nothings 100%, but there has to be an expectation that locked doors are REASONABLY secure and if even that's breached then that's where insurance comes in. 

cymruchris

saajan_12 said:

 that's where insurance comes in. 

And when they find out that the door wasn't locked properly due to a broken lock that could have been repaired but was delayed - that's where insurance might go out again. Without paying. If the tenant has not been forthcoming on how the lock became faulty - had you instigated your own repair - the locksmith would have reported back to you on the spot to say 'Yep it's the tenant's fault' or 'it's snapped through wear and tear' - and you could have apportioned cost accordingly. You're now in a position where you can't tell what the cause was and are stuck in the corner with a larger than expected bill. 

canaldumidi

I thought the new Housing (security and Home Protection) Act 2021 (S23) required all properties let on Assured Tenancies to have all ground floor windows and doors fitted with metal grills imbedded in the frame to Building Regualtions standards, and secured with 2 or more British Standards rated locks and one British Standards rated padlock?

rahrah21

cymruchris said:

Still with the tenant on this - a couple of sliding bolts on the back of a door isn't as secure as a proper lock. If they'd gone out, and then been burgled, would you have stumped up the cost of their replacement possessions? Would the insurance have paid out when you told them the front door didn't have a functioning insurance standard lock? There are some things that can hang fire and be repaired later, but a front door primary lock shouldn't' be one of them. Yes it was bad luck that timing was as it was - but that's how it goes in life, you can't pick and choose when things fail, otherwise we'd all be arranging to have our locks changed four weeks on Thursday at 2pm when the locksmith over the road that only charges £20 was available. As I mentioned earlier - if you'd engaged - and dealt with it on the spot, you might have saved yourself some money. You told the tenant that you didn't class it as an emergency, and so they did what they needed to do to ensure the property was PROPERLY secure. 

Not entirely correct. There was quite a discussion, and initially T messaged to say they weren't sure whether to call someone out. Even T at first didn't think it an emergency, but when we asked how this had happened suddenly the tone changed and it became an emergency. We did engage as much as we could, but then the T got very abusive so we did wonder if there had been an issue such as the key snapping in the lock or damage. The T has previously called emergency plumber for a cracked bath plug which are 75p. I just wasn't sure on this one, as we still don't know if the T caused damage as by going to an out of the area locksmith it seemed a bit off. There are loads of local firms.