Tenants missing pre-arranged appointments with trades

tallac

As a landlord, I need to arrange various appointments during the course of the tenancy for things like gas safety, electrical safety, maintenance appointments etc. Many of these companies have a cancellation policy which means that if inadequate cancellation notice is given then the payment made is forfeited.

For example, if I am arranging a gas safety check for the property and I give plenty of notice to the tenant and agree a convenient slot for them, I go ahead and pay for the gas engineer. I do all the usual courteous stuff by confirming with the tenant, informing them of the the cancellation policy, send them reminders as the appointment date approaches and another on the day. If after all of that the tenant cancels last minute or isn't home, the gas safety check doesn't occur and the money is lost. As a landlord, I've done everything humanly possible so it feels unfair that the cost of this would fall on the landlord. The gas safety check is mandatory so the landlord must ensure they have this done annually so who is responsible for the additional fee to get this re-booked in?

The tenants deposit is being held with a 3rd party government approved deposit scheme. From what I understand, the tenants deposit cannot be used for such missed appointments (unless I'm mistaken). If the tenants refuse to pay the re-booking fee, then does this fall upon the landlord to pay?

I can see costs very quickly adding up after a few missed appointments. Thoughts or suggestions on this?

HWBY

Is this hypothetical? You may be worrying about nothing.

You can seek to recoup costs for missed appointments caused by tenants if you have a clause in the contract specifying it. Check out the Tenancy Fees Act 2019, guidance for landlords, from page 47.

DullGreyGuy

Why rely on the tenant being there? Exercise the right to entry with appropriate notice and let the trades in yourself

propertyrental

HWBY said:

Is this hypothetical? You may be worrying about nothing.

You can seek to recoup costs for missed appointments caused by tenants if you have a clause in the contract specifying it. Check out the Tenancy Fees Act 2019, guidance for landlords, from page 47.

https://www.gov.uk/government/publications/tenant-fees-act-2019-guidance

DullGreyGuy said:

Why rely on the tenant being there? Exercise the right to entry with appropriate notice and let the trades in yourself

That's fine if the LL is local. And has a key (some tenants do change the locks). Plus of course may add a different cost eg LL's time off work.

DullGreyGuy

propertyrental said:

DullGreyGuy said:

Why rely on the tenant being there? Exercise the right to entry with appropriate notice and let the trades in yourself

That's fine if the LL is local. And has a key (some tenants do change the locks). Plus of course may add a different cost eg LL's time off work.

A LL that isnt local has presumably already considered the fact of how they are going to deal with things remotely when running their numbers. 

Not sure its for the tenant to have to take time off work to save the LL from having to do so? Especially if the LL will then complain if the appointment is missed and a fee charged. The tenant and LL can equally easily arrange an appointment for when they arent at work. 

The last time we rented the LL was forever having someone to pop along to look at something or mortgage lenders valuers coming round or estate agents for an indicative valuation etc. The volume of visits significantly dropped when we said we couldnt guarantee to be in and so the LL should escort them himself. 

Countrysider

propertyrental said:

That's fine if the LL is local. And has a key (some tenants do change the locks). Plus of course may add a different cost eg LL's time off work.

It's the landlords investment and it's their problem to deal with.

If they don't like the hassle of going to their investment property to fulfil their obligations, then perhaps they shouldn't be a landlord. Shouldering their burden onto tenants is unacceptable. 

mattyprice4004

Countrysider said:

propertyrental said:

That's fine if the LL is local. And has a key (some tenants do change the locks). Plus of course may add a different cost eg LL's time off work.

It's the landlords investment and it's their problem to deal with.

If they don't like the hassle of going to their investment property to fulfil their obligations, then perhaps they shouldn't be a landlord. Shouldering their burden onto tenants is unacceptable. 

I would hardly say it's passing the burden - it's quite reasonable to ask a tenant to be in to allow a workman access. 

I'm a landlord, and thankfully have good tenants - but if a tenant was to expect me to attend every appointment instead of working with me to help keep the property safe I think I'd have to re-evaluate if they're really worth keeping. 

There's a lot of good landlords and good tenants out there - a little help either way goes an incredible distance. 
My tenants are truly excellent, so I do what I can to look after them and would have no problem attending if they couldn't be in for a particular appointment. 

chrisw

I've found it works better to ask the tradesperson to arrange an appointment with the tenants directly. It's more convenient for the tenant and gives them some ownership.

jj_43

You need to be present and available, is it not your responsibility?

Scotbot

mattyprice4004 said:

Countrysider said:

propertyrental said:

That's fine if the LL is local. And has a key (some tenants do change the locks). Plus of course may add a different cost eg LL's time off work.

It's the landlords investment and it's their problem to deal with.

If they don't like the hassle of going to their investment property to fulfil their obligations, then perhaps they shouldn't be a landlord. Shouldering their burden onto tenants is unacceptable. 

I would hardly say it's passing the burden - it's quite reasonable to ask a tenant to be in to allow a workman access. 

I'm a landlord, and thankfully have good tenants - but if a tenant was to expect me to attend every appointment instead of working with me to help keep the property safe I think I'd have to re-evaluate if they're really worth keeping. 

There's a lot of good landlords and good tenants out there - a little help either way goes an incredible distance. 
My tenants are truly excellent, so I do what I can to look after them and would have no problem attending if they couldn't be in for a particular appointment. 

I don't think it is reasonable. Why should the tenant take time off work ? When I was a tenant either the LL or letting agent let them in.

diystarter7

mattyprice4004 said:

Countrysider said:

propertyrental said:

That's fine if the LL is local. And has a key (some tenants do change the locks). Plus of course may add a different cost eg LL's time off work.

It's the landlords investment and it's their problem to deal with.

If they don't like the hassle of going to their investment property to fulfil their obligations, then perhaps they shouldn't be a landlord. Shouldering their burden onto tenants is unacceptable. 

I would hardly say it's passing the burden - it's quite reasonable to ask a tenant to be in to allow a workman access. 

I'm a landlord, and thankfully have good tenants - but if a tenant was to expect me to attend every appointment instead of working with me to help keep the property safe I think I'd have to re-evaluate if they're really worth keeping. 

There's a lot of good landlords and good tenants out there - a little help either way goes an incredible distance. 
My tenants are truly excellent, so I do what I can to look after them and would have no problem attending if they couldn't be in for a particular appointment. 

Great post.
We, our LA will always advise the T as per our instruction "  looking to arrange boiler service/etc... needs to be completed by (date) please confirm if you want to arrange an appointment and be there, us to arrange an appointment Mon to Frdya between xxx and or the LL/LA will attend."  Works for us but you do need reasons T's on the other side

We did have a T years ago that would not let the builder into the garden to change the garage roof she never gave a reason and did not  tell us she had left work and gone on benefits as this change in her circumstances afffects the building's insurance etc/etc.

As you said you get good LL's and t's but from what I have experienced and seen first hand some T's can be unreasonable even when its trying to esnure their health and safety and improvements/etc