Burglar alarm and section 11

Redfoxskylight

Hello all,
this is my first post

im coming for some advice as we’re not having a great time with out LA and LL.
our burglar alarm went off last Sunday from around 6:50am and then sporadically in the day, to often in the evening. We have a newborn and a 2 yr old, so this needed sorting asap.
As the LA was closed, I messaged the LL to ask if he knew how to turn it off (the reset code would go in and then the alarm would go off again… and repeat) or who to go to. I went to him so there was some form of communication. Also because of this part of the contract ‘ 4.2.10 The Tenant must not arrange contractors without Permission, unless acting reasonably to effect emergency repairs for which the Landlord is liable.’
he told me he didn’t have a maintenance contract for the alarm and it was there if we chose to use it or not.

our contract also states that ‘ 4.3.15 Ensure that the Property is kept secure at all times, locking doors and windows and activating burglar

alarms as appropriate.’

so we had believed that we had to use the alarm.

we had to call out the engineer to get the alarm stopped and he asked if I wanted it permanently switched off or to replace the batteries. I said that as per the above statement in the contract, I couldn’t have it turned off. He also told me that it hadn’t been seen in over 10 years and that the batteries were heavily corroded in one panel and the sensors would have the alarm go again but couldn’t say when.
the ‘when’ was the Wed a.m at 1:45, only this time, when the alarm code went in, the alarm went off 30 seconds after! We called the engineers again and it took 20 mins to be sorted.
its now sat in ‘engineer mode’ as the chap said that was best way at the time.

now, the LL is refusing to pay any costs towards sorting this and reiterated that it is up to us if we use it or not. The LA has said to switch it off at the fuse box…. I know this can’t be done.

we literally signed a new contract the other day (they moved us from rolling to FTC) and he now states he wants the new contract redrawn up without the alarm mentioned clause.

id like to know where we stand on this as I don’t think we should be liable for the call out fee and also, can he change the contract now that we’ve signed it? Is the burglar alarm his responsibility to maintain? Or at the very least, have it switched off by the engineers? Is the alarm covered by section 11 as it’s a hard wired fixture?

mabbit

Disconnect at the consumer unit, it will have its own switch on the consumer unit. If the engineer changed the battery, disconnecting will cause it to sound for around half an hour or so....so do this at a convenient time. Once the battery is drained it will no longer sound. 

Tape over the switch 9n the consumer unit, and remove the fuse to the alarm control box 


Burglar alarms are a big con, and a money making exercise for the "engineers". It is perfectly feasible for the consumer to service the alarm, but the suppliers withold the access codes to prevent you doing this, just so they can charge accredited engineers for providing codes.

When you have done the above,write to your landlord recording your conversation and stating alarm now deactivated

Redfoxskylight

I should also state we have been here two years now

BarelySentientAI

mabbit said:

Burglar alarms are a big con, 

Saying that just makes your post look like nonsense - and much of it isn't.

Redfoxskylight said:

our contract also states that ‘ 4.3.15 Ensure that the Property is kept secure at all times, locking doors and windows and activating burglar

alarms as appropriate.’

I don't think it's appropriate to have to use an alarm system with faults and corroded batteries.  If challenged, pointing out that you have reported it to the LL for repair would be your first step, but it sounds like the LL isn't too worried about that clause of the contract anyway.

As to say whose it is to repair, maybe @theartfullodger can comment?

Grumpy_chap

I'd consider the alarm a LL responsibility to maintain in working order.
As a LL, I'd keep it under a maintenance contract, or have it disabled prior to start of tenancy.

LHW99

Disconnect at the consumer unit, it will have its own switch on the consumer unit. If the engineer changed the battery, disconnecting will cause it to sound for around half an hour or so....so do this at a convenient time. Once the battery is drained it will no longer sound.

That's what we were told (by the alarm co) when our main power failed (supply transformer) and couldn't be repaired for a few days.

If the OP now has a new battery, it could keep going for almost 24 hours. Ours did, and believe me its impossible for adults to sleep through that, never mind a baby.

Do you think the alarm was fitted at request of the LL's insurers OP? If so, they need to know the LL is not maintaining it.

I assume also it is not monitored (now at any rate), otherwise it should be being serviced every 6 months.

Redfoxskylight

LHW99 said:

Disconnect at the consumer unit, it will have its own switch on the consumer unit. If the engineer changed the battery, disconnecting will cause it to sound for around half an hour or so....so do this at a convenient time. Once the battery is drained it will no longer sound.

That's what we were told (by the alarm co) when our main power failed (supply transformer) and couldn't be repaired for a few days.

If the OP now has a new battery, it could keep going for almost 24 hours. Ours did, and believe me its impossible for adults to sleep through that, never mind a baby.

Do you think the alarm was fitted at request of the LL's insurers OP? If so, they need to know the LL is not maintaining it.

I assume also it is not monitored (now at any rate), otherwise it should be being serviced every 6 months.

I’ve no idea re LL insurers to be honest. It’s a good point. Though he seems to not care about it, so unlikely.
the engineer tried the recent maintenance codes and figured by the one he needed, it hadn’t been serviced in over 10 years