To think we couldn't do any more?

[rainbow1982]

I really need advice please! My partner and I are renting out a house, brand new to being landlords, we've done it all properly through an agent but said we would manage it ourselves to reduce costs. The new tenant moved in just before Christmas and the bloody boiler has died last night, just as it's hot REALLY cold! She's 20 weeks pregnant and I put myself in her shoes and have done everything I can, arranged a new boiler to be installed on Tuesday and even ordered her 2 heaters last night to be delivered to the property today.

I told her all of this but she's now rang me and asked can they get someone out themselves to see if they can at least get some hot water on in the meantime. My issues are we don't know who this man is, she's said he's corgi registered but how do we know? (We're in a different city to the property so that doesn't help) also, if he does a 'patch up' job, we've committed to the new one Tuesday so it's just an extra cost to us? Is it unreasonable to have been told Friday night and be having a new one installed Tuesday? They have fires in the 2 reception rooms AND the 2 heaters I've sent, it's more the hot water that's an issue but surely they could wait until Tuesday?

We're complete novices at being landlords, want to treat them as we'd hope to be treated without it costing us a bomb, we're expecting our first baby in June and trying to save too, this is a massive unexpected cost as it is, any advice appreciated

I would just say no. I’m a landlord, you have arranged for it to be fixed as quickly as possible and supplied extra heaters. Unless they want to pay for it.

You’ve done more than enough and acted very responsibly

Say your insurance doesn’t cover any tradesman hired but anyone other than you, and you’ll ask if new one can go in any sooner.

Is there a shower?

Does she have an electric shower and a dishwasher? I might be willing to wait the 3/4 days in that case for a new boiler. However, how do you know it's actually fully kaputt? Our old Worcester boiler has gone on the blink several times, but every time either I - or a boiler repairman - have been able to get it working again. It seems crazy not to check it out first, before having a new boiler fitted.

Is there a local gym you could buy a few day passes for so they can use the showers?
It sounds like you have been very responsive and arranged a new boiler quickly but 5 days without hot water is quite a long time.

Is the boiler definitely beyond repair? Has someone already looked at it?

If the boiler has packed in beyond repair I don't see how they can get any hot water, unless there's an an immersion heater?

Anyway, we're landlords and it'd be a no from us, if the tenant wanted to do it at their own expense then fine, but everything you've done and the timescales are perfectly reasonable.

I think you’ve done as much as you reasonably can. If the boiler has died, how can they get it producing hot water? They should wait, IMO.

I agree that you've been fair and responsible. As a caring Landlord, I would do exactly the same. I also prefer to book my own Tradesmen, as I need to keep all the paperwork for my records, and receipts for Tax purposes.

this is a massive unexpected cost as it is

A boiler packing in? Then you can't afford to be landlords. No sympathy.

I’d be pretty fed up not having hot water. Offer them hotel accommodation until its sorted. Is it not insured? Do they not send someone on the same day? Ours always attends the same or next day.

I'd be pretty annoyed too - Friday-Tuesday is a very long time.

if I couldn't have hot water until at least Tuesday I'd be wanting you to make better arrangements.
And maybe you could make arrangements so that next time it happens they can call someone and get it done immediately

You'd be daft not to get a local corgi registered plumber to look at it first anyway before fitting new.

It could be something as simple as low pressure on the CH side

I think you’ve been totally reasonable. Boilers breaking down are an unfortunate fact of life (Even when they are well maintained) and having to wait a few days with no hot water is unavoidable - even if you’re renting. I wouldn’t let them get their own plumber either.

Why did you just arrange a new boiler ?
Did you not get it looked at first to see if it can be fixed ? That would of been quicker and cheaper to pay a emergency plumber than just go and buy a new boiler . If it's un repairable then you have no choice but to arrange new boiler then they will need to make arrangements have a shower at a relative or friends house but go with getting it looked at first .

does the property have an electrical shower?

I wouldn't be happy 5 days without hot water.. when our boiler packed in our landlord paid for a hotel for us until it was fixed

personally I would say no, I would not be welcoming the additional cost more so when a new boiler was being installed at a huge cost.

Its not 5 days though is it.

You've arranged a prompt repair/replacement. The timescale is perfectly reasonable. I would say no to them bringing in a different tradespeople as you have no idea of their suitability.

*this is a massive unexpected cost as it is

A boiler packing in? Then you can't afford to be landlords. No sympathy.*

That's a pretty harsh comment. It is perfectly possible to be a landlord and still be a bit fed up when you have a large, unexpected cost. The OP hasn't said they can't afford to fix it and in fact has already arranged for it to be done.

OP as a landlord I generally budget for 2 months rent being needed during the year for some kind of repair or improvement. If you budget for it, it's a bit easier to handle when you suddenly need to arrange for work to be done.

Please say you've had it looked at and condemned before ordering a new one to be installed?!

If you have (god please say you have), there's your answer. It's broken, dead. No amount of tinkering will bring it safely back into operation.

And yeah, I agree with @chamenanged. If this is a strain on your finances, are you really in a position to be a landlord?

I'm assuming someone came round and looked at it, and has arranged the new boiler. Boilers take a few days to get and install, I'd stick to what you've arranged OP.

You've been more than reasonable in arranging the replacement so quickly and getting the heaters delivered. It's not unknown to wait longer to get that kind of job done whether rented or owned.

If there's no hot water it's easy enough to boil a kettle for a sponge down or to do dishes- I've had to do this as a tenant and an owner heavily pregnant, it's not the best but for 5 days not a big deal.

I wouldn't be comfortable paying out for another tradesman, it's not needed and you have no information about them.

Book them in the travelodge for 3 nights

Probably cheaper

No hot water is an emergency situation - you either need to cough up for an emergency plumber to go in today or pay for hotel accommodation.

I'm a landlord and would never leave a tenant without hot water for more than 24 hours.