Tenant called locksmith on bank holiday

Tranboy

But how much is the bill?

rahrah21

Tranboy said:

But how much is the bill?

£426 which is a lot for a basic barrel change 

Tranboy

But do you know for certain that is all it was?

missile

rahrah21 said:

Tranboy said:

But how much is the bill?

£426 which is a lot for a basic barrel change 

I would terminate tenant's contract at earliest opportunity

saajan_12

Hannimal said:

sidneyvic said:

I bet you if Tennant owned the house and would have had to foot the bill, they would have waited until after the bank holiday.
Tell them to do one.

But they don't and they pay rent to cover costs like these, so it doesn't really matter what they'd do if they owned the property. 

As a property owner myself I would probably not wait as an unlocked door would deem my house insurance void and it's not a risk worth taking. 

It absolutely is relevant what they'd do as an owner occupier - if its the same person feeling the pain of the cost vs the inconvenience of waiting for the fix, then they can make a balanced decision. In theory, if an average owner occupier wouldn't pay up for a same day fix, then the implication is that its reasonable to wait a day. 

That doesn't mean that the tenant actually pays for the next day fix if that's the reasonable timeframe (assuming they're not at fault). Their rent would cover the cost of the next day fix. However if they want something sooner, then they can pay up for the difference. 

rahrah21

Tranboy said:

But do you know for certain that is all it was?

the bulk of the charge is because the company was out of the area so most of it is call out charges. the barrel change was approx £40. hence my concern why T chose to go out of the area, and not even by a short distance. 70 miles or so. 

rahrah21

saajan_12 said:

Hannimal said:

sidneyvic said:

I bet you if Tennant owned the house and would have had to foot the bill, they would have waited until after the bank holiday.
Tell them to do one.

But they don't and they pay rent to cover costs like these, so it doesn't really matter what they'd do if they owned the property. 

As a property owner myself I would probably not wait as an unlocked door would deem my house insurance void and it's not a risk worth taking. 

It absolutely is relevant what they'd do as an owner occupier - if its the same person feeling the pain of the cost vs the inconvenience of waiting for the fix, then they can make a balanced decision. In theory, if an average owner occupier wouldn't pay up for a same day fix, then the implication is that its reasonable to wait a day. 

That doesn't mean that the tenant actually pays for the next day fix if that's the reasonable timeframe (assuming they're not at fault). Their rent would cover the cost of the next day fix. However if they want something sooner, then they can pay up for the difference. 

Exactly this. We offered to get someone out the next day after the bank holiday. Given it was already 7pm when T contacted us, and the fact they could still come and go with other doors etc... but to say T got abusive would be putting it mildly

Tranboy

missile said:

rahrah21 said:

Tranboy said:

But how much is the bill?

£426 which is a lot for a basic barrel change 

I would terminate tenant's contract at earliest opportunity

Would you be this mercanary with your mother in law?

canaldumidi

Letter politely explaining

* not an emergency as door could be secured overnight with bolts, and alternative exit/entry available

* LL had offered repair in reasonable timescale - next working day

* LL had explicitly not authorised emergency repair - tenant made unilateral decision so is responsible for related costs

* tenant has not established if repair was necesitated due to wear and tear, or tenant damage

* even if it had been an emergency, unreasonable to employ a locksmith 70 miles away

Consequently LL rejects T's request for reimbursement..

If T accepts this, all well and good lessons learned all round.

If T disputes this, and continues to claim money and/or deducts from rent, S21 Notice followed by deposit dispute when tenancy (eventually) ends.

Ath_Wat

Sorry, but it's absurd to say a bolt is not sufficient without seeing the bolt.  Some bolts are and some are not.  Depending on how the bolt is fitted it could be way more secure than your average keyed lock, or it could be completely flimsy.

I've lived in houses where I'd guarantee you that the door itself would break before the bolt gave.