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

You can't leave them without hot water for that long!

Say no. You know nothing about this man, he could be a cowboy.

Sometimes people have to wait 2 weeks for a new boiler, this is just a few days.

You can't leave them without hot water for that long!

It can't be helped. No one has a magic wand.

Whilst I would be pretty fed up to have a non-working boiler at this time of year, I think you have been very responsive. I wish more landlords were like you! Water can be heated up in a kettle/on the stove.

But if you want to be really nice, you could offer hotel accommodation until Tuesday? I wouldn't have someone you don't know tinkering with the boiler.

A quick internet search would tell you the tenants rights and what the landlord responsibilities are.

4 days without hot water is not acceptable.

If they owned the house surely they wouldn't get it done any sooner? I'd be really pleased to be getting a new boiler on Tuesday but I also agree with PP who said pay for Travel-lodge.

4 days without hot water is not acceptable.

And if it can't be helped? What do you expect OP to do? Sometimes shit happens to renters and owners. Sensible people accept that.

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.

What utter tripe and no she does not! Op has attended as an emergency repair, the fault has been found and provisions have been taken to get the boiler replaced.

4 days wait to get a new boiler installed is bloody quick.

There is other means to get hot water other then just from a modern boiler.

No hot water or shower for that long is unacceptable. So glad we don't have to private rent anymore.

Why not get the details of their guy and contact him?

Friday to Tuesday is a really long time to go without heating and hot water. If I could find someone sooner I’d do the same.

It's not unusual to have to wait a few days for a boiler to be installed from enquiring, it sounds like you have made reasonable steps to ensure it is resolved asap. I can empathise with them as our boiler broke when we had a 7 week old newborn, and not having hot water was a pain in the arse. We couldn't afford heaters so at least you have provided these. I would be hesitant to let someone look at it, presumably if it's broken there isn't much that can safely be done anyway?

Do you not have an immersion switch in the house?

without heating

They aren't without heating they have 2 fires and 2 heaters, they are however without hot water, unless there is an electrical shower at the property.

4 days without hot water is not acceptable.

And if it can't be helped? What do you expect OP to do? Sometimes shit happens to renters and owners. Sensible people accept that.

I expect the OP to look up her responsibilities as a Landlord. It's the Law, no hot water is a 24 hour emergency, and not all tenants accept that shit happens and this tenant is also 20 weeks pregnant and some tenants will ask for compensation.

That's a long time without hot water. I have rented for many years in the past and such issues were always fixed within 48 hours. I would expect a rent deduction if I had to wait that long.

Do you have landlord insurance
You may be able to get it fixed via this method

No hot water is not a 24 hour emergency, that is utter rubbish. I'm sure she can boil a kettle or use saucepans. OP has arranged a very quick repair and provided heaters.

Just a technical note. 'Corgi' disappeared about ten years ago and has been replaced with Gas Safe. If anyone is still assuring you they are Corgi registered, run. You can google Gas Safe and find your nearest local installer.

Like anyone else in this situation, which will happen to most of us at some point in our lives, she'll just have to cope with saucepans of hot water and kettles and having a wash in the bathroom basin rather than a shower or whatever. Or visit a friend or neighbour for a bath or go and have a shower at the gym.

It may be worth thinking about installing an electric shower if/ when the bathroom needs to be replaced. It means that if the boiler goes down there is a source of hot water on the premises.

Can you not check this plumber yourself. I'm sure you have Internet access. Or ring him / her.
If they say they're corgi registered they're not more likely to be lying than your plumber is.
You are being very unreasonable.
They say power corrupts and here is the evidence. One property and you're already behaving cruelly to a pregnant woman.

If you’re far away and haven’t had anyone out to actually look at the boiler by the sounds of it how do you know the whole thing needs replacing? Sounds a bit weird. Maybe arrange for someone yourself to go and see if it can be fixed? People are quite quick to assume a boiler needs replacing whereas generally they can be repaired and go on for years and years.

I don’t think it’s too long to manage without hot water if you’ve made arrangements to rectify things - that’s just real life, even if you own your own home sometimes you have to wait for things to be fixed! We own our home and have gone similar lengths of time whilst waiting for work people for things etc.

If it needs replacing 4 days is good going.
There is no point in a second opinion.
Would a neighbour offer hot water?

You need to give them a break in their rent. Under tenant rights this is too long.

Daisy, plumber don't fix boilers, qualified heating engineers do. You need now qualification to work as a plumber.

Nanna, there is access to hot water, you just have to boil a kettle or a saucepan.

Being 20 weeks pregnant doesn't make you an invalid.

Have you checked that your landlord insurance doesn't cover temporary housing for your tenants in these sorts of circumstances?

Sorry if I missed I checked twice. Bad processing.
While said the boiler needed replacement
Did an engineer call out?
If you can afford it I'd offer a night in the travel lodge it is freezing.
The extra cost of plug in heaters on the electric is heavy.