To expect tenants to let tradesmen in?

[ForeverBubblegum]

Gas safety certificate is due on a flat we rent out, so we hired a gas engineer DH knows through work to do test and service boiler at the same time. The gas man offered to call the tenant and arrange a time with them so with permission I passed on the tenants number. All seemed simple enough.

A week or so later we got a call from gas man saying the tenants weren't in at arranged time, but they would reschedule. Today another call, tenant was not in to let them in again, and this time they are billing us for their wasted time (far enough, they could have been doing other work)

So was I being unreasonable to expect tenants to be home when they arranged to be? Should I have arranged to go with a key myself? Probably will have to now (obviously with notice), but seems like an unnecessary intrusion on their privacy.

Talk to tenant op to find out what happened. Then agree with them if you need to be there to let gas man in.

Most tenancies do allow you to have access to the property with reasonable notice. Can you not just let her know when the gas man will be coming and meet the gas man there?

I have always arranged and met any workman at the properties myself. It’s a good opportunity to check the house is kept well (we don’t do any other checks) plus it feels cheeky to ask the tenants to wait in or be inconvenienced taking time off work.

I would also bill them for that fee tbh. They arranged time.
I can't understand why someone would be so U about having a safety check...

@Crusytoenail et al - this proves a point that I have often felt about (decent law abiding version not grotty ones) private LL compared to social LL - & things I have seen & heard from relatives & friends who are social LL tenants - Social Landlords can & do things that as a private landlord I wouldn't be allowed or think of doing - & some of the workmanship - I heard a story of a social tenant having to pay for having her economy seven heater fixed (not through her damage please note)...

Get a key safe box and tell the tenants the gas person will be letting himself in at a certain time. Then it doesn't matter if they are out.
I work very long hours so I always give tradesman my keysafe number so they can let themselves in and change the number soon after they have gone.

My letting agents use the same plumber each time and I gave them permission to give him my number. He calls when the gas safety certificate is due (or any other plumbing work needing done) and he and I arrange a convenient time so that it all gets done on time and conveniently for everyone. I prefer to be at home when he's working, as I've found that sometimes a quick conversation in person can speed things up.

He's also happy to deal with me, as he's told me (no names, of course) that some of the tenants managed by the same agents can really mess him around by not returning calls to arrange a time, not being in when they said they would, etc.

From my POV, it makes sense to me to be flexible in arrangements, be in when I said I would, because a good tradesman is a valuable resource, and I know now that this plumber is a good one and will be flexible in return. I've already passed on his number to family and friends looking for a good one.

madcatladyforever
Get a key safe box and tell the tenants the gas person will be letting himself in at a certain time.

As has been said, the OP can't do that.

The most the OP could do is send them a letter saying

"the gas engineer is booked in to do the gas checks on X day @ X time, I will be there to allow access to the property, please contact me if you wish to be there/re-arrange the time"

it is all in the wording.

The OP does have the right to access the property provided they give the notice stipulated in the tenancy agreement?

This is totally standard.

As a tenant, myself, I go out of my way to be available for tradesmen that the landlord sends around as they are doing this for my benefit really. I have a great relationship with my landlord as he trusts me to do the right things, and I would never put that in jeopardy by not being available at a pre-arranged time.

Hauntedpinecone - this is not meant to be a "aren't tenant shit" thread, I've known far more shit landlords, and I'm trying not to be one.

Genuinely not sure if I acted correctly or not. The check needs to be done, so the options are either she lets the guy in or I do. Neither are ideal. If I ask her to let them in it's intruding on her time. But me going round to let them in (even with permission) is an intrusion of her privacy, so which is less bad?

Personally I would hate people letting themselves in my home when I wasn't there, but it's clear from this thread that others would rather not have the inconvenience of letting workmen in.

Here is the relevant legislation:-

www.legislation.gov.uk/ukpga/1985/70/crossheading/repairing-obligations

If you give sufficient notice they can either, decline and ask you to rearrange so they can be present or agree and allow you access whilst they’re not there. They can’t mess anyone about as ultimately you can just allow yourself in.

Well, I'm with you and I'd have absolutely hated for my landlord to turn up for stuff like this.

Have they given any reason as if they've been fine so far it's rather odd behaviour.

I'm a landlord and I expect my tenants to let a gasman in to do the annual checks.It's in their contract to allow reasonable access. I would always check what times are suitable for them to be available though. I also like to send a text to the tenant a day before as a reminder about the appointment

I feel quite uncomfortable being in the property without the tenants being present. It's their possessions in the house and I don't want to be held responsible for anything that could go 'missing'. (I once got accused of stealing a hat that was apparently left out on show! I obviously hadn't stolen it and he subsequently found it in a cupboard).
I don't think it's unreasonable to expect the tenant to be there and we all have to take time off work sometimes for essential appointments.
I very much doubt that letting agents spend their day at any property waiting for the gasman to do the annual check. They will expect the tenant to be present to allow access.

@mumwon in answer to your query this thread will tell you a lot.

www.mumsnet.com/Talk/am_i_being_unreasonable/2901354-Housing-associations-Are-you-having-problems

In a lot of cases with HAs it is problems with contractors. Robert Heath Heating are particularly bad. Lying about attendance and saying the tenant wasnt there to let them in. And many many no shows.

Toenail. Yep Been there.

I still can’t get over that people muck tradespeople around all the time(not that I’m saying there’s not bad tradespeople ) he’s literally checking something that could possibly kill them if it goes wrong.

They would soon be in touch with op if she ignored the checks and carbon monoxide started building up

OP your first para demonstrates that you are way way way more reasonable than a lot of HAs.

Evilspiritgin
I still can’t get over that people muck tradespeople around all the time

One of the issues here is that we don't actually know if the tenants are messing the tradesman about.

It is equally as likely that the tradesman is saying that he will be there at X time and then turning up a hour or more later.

@Selmababies GSC is your essential appointment as a LL. Not the tenant's to have to miss work for. To suggest otherwise reeks of entitlement.

You need to read up on your rights as a LL.
There are so many rules and legislations that tend to protect tenants, if you don't know your legal rights as a LL, you aren't acting as a responsible LL.

Write to then, recorded delivery explaining due to missed appointments you have incurred a fee, this time you will suck it up as a gesture of goodwill.

Serve 24 hours notice that you will be entering as LL of the propety with a gas safe engineer to carry out LEGAL check.

You are entitled to do that as long as 24 hours notice has been given.
Not knowing your rights has cost you money, don't let it cost you more.

They won't have much 'quiet enjoyment' of their home when it blows up because they haven't let the boiler be checked. It has to be done so either they let them in or they have to accept you will give them notice you will be coming to their home to let him in.

It's an essential appointment for both of them. The OP can't continue to let the flat without the GSC, which means the tenant can't continue to rent it.

Either the tenant makes herself available to let the gas engineer in, or she lets the OP let him in. It's one or the other, or she vacates the flat.

If you get hauled to court for not ensuring the property has an up-to-date gas check a judge won't care you didn't know your LL rights.
Know your rights, the laws changed v recently about a lot of things, don't end up losing a lot of money

@Selmababies GSC is your essential appointment as a LL. Not the tenant's to have to miss work for. To suggest otherwise reeks of entitlement.

@JasonPollack. I disagree that there is any sense of entitlement.

I maintain good relations with my tenants based on mutual respect. When there are appointments or deliveries I ensure that I liaise with them re a suitable time for them, although this would usually be in the working day. I acknowledge that it's the LL's responsibility to organise the GSC, but it isn't necessariliy the LL's responsibility to let the engineers into an occupied property

Most tenants are reasonable and don't even think twice about having to be in for the gas check or a delivery of a new washing machine or other white goods etc that may need replacing from time to time. In fact, many tenants would much prefer to be there when workmen are in their home.
Do you really think letting agents, or council officials in the the case of public housing, will sit in a tenants home waiting for the gasman to arrive? Or all day waiting for a delivery of a new fridge etc? Why should the principal be different in the case of a private landlord managing their own property?

Most tenants recognise that appointments like these are just a part of normal adult life and have no issue with it.