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’m a ll. No way would I let anyone tamper with the boiler. It isn’t ideal to have no hot water, but it can’t be helped. You have provided heaters, which is as much as you can do.

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

Corgi/Gas Safe confusion aside, this.

I’m assuming it’s been looked at already but if not, it needs checking out ASAP. It just might just need repressurising which is easy when you know how, but so many people don’t know it’s even a thing!

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.

Very selective with your words. LLs are expected to make "reasonable efforts" to remedy the situation. Why didn't you mention that, I wonder?

This LL has. It does say that it's a reason that tenants can break the lease without penalty. If the tenant isn't happy waiting util Tuesday she can move out with no penalty. That would be daft but up to her, I guess.

So many clueless posts on here! As pointed out, its not 'against the law' for someone to be without hot water for 5 sodding days. I know people who own their own home who've been without for much longer . Also even the council wouldn't be able to wave a magic wand and sort this out if the tennant was in social housing, because most plumbers dont keep new boilers or parts in stock as they pretty expensive and dont order them in unless they have to.

Actually the OP I think you've gone way beyond here. Ordering a new boiler in, when really you dont know if it has actually broken. Might just be something like low pressure.

I've had boilers break on me as a tenant, and every time I have had to manage for a day or two without hot water, and use electric heaters. It's completely normal. Don't let them sort it out with another tradesmen.

There's a couple of questions. Have you actually had someone out to look at and try to repair the boiler first or have you just assumed it needs a new one and organised that? Most companies offer 24 hour call outs for boilers so getting someone out to have a look would be much quicker as it may be fixable?

Is there an electric shower so they can wash properly with hot water?

I was having to boil the kettle and many saucepans for hot water a couple of months ago, waiting for a new boiler to be fitted. At the same time,the toilet flush handle broke,so had to keep getting any water available , to manually flush the toilet. You sometimes have to work around these situations,

I was born in the war years, so can deal with crappy house situations.

Oh and no hot water absolutely isnt an emmergency. An incovenience yes, but not an emmergency.

Once again, don't trot out facts when they are wrong.

@ManonBlackbeak So many clueless posts on here! As pointed out, its not 'against the law' for someone to be without hot water for 5 sodding days.

I apologise, you sound exasperated, your post did make me laugh though, I give in

OP, read the thread. CORGI DOESNT EXIST ANYMORE!

Nanna50 just STOP the article you have C&P word for word.... is very much outdated by 3 years in fact. your C&P wording from 2017

Anyone can google and think 2 plus 2 =5 however up to date articles and understanding policies and procedures is KEY!

the actual to date policy

Sorry Nanna. Just that I come from a family of plumbers and used to answer the phones for my Dad. The ammount of people who'd phone and expect a boiler to be magically fixed was ridiculous. They would often be quite rude about it as well.

I.am.so glad I am.not a landlord anymore. Out boiler packed up in Christmas eve and we had to wait until Jan 4 for an engineer to.come out took at it. I actually remember thinking, at least I don't have to deal.with a furious tenant about this .

Op, I think,.you are being perfectly reasonable but.you might want to consider fitting at least one electrical shower in any property in future it you rent out. Broken boilers are less of a problem in places where the tenants can still shower/ wash, and electrical heaters are provided.

Sorry, just seen your update. Glad it all worked out.

That was quick. You created this post just after 4pm and the boiler has been repaired by 5.45pm on a Saturday!.

What part of the country is your property located? I need a boiler repair man that moves as quickly as this

Jez OP that was a quick repair.

It was bloody magically quick wasn't it? To be honest I think the tenant must've tried him earlier today and when he's said he can come out she's checked with me if it's ok. The house is in Liverpool, the tenant I think is a reliable customer of his as they use him for their businesses, we'll also be using him in future and I've hugely pissed off the other fella now by saying we don't need his new boiler! 🤣

I live in a housing association property and they state that you can be without hot water for 14 days even if you have children in the home and have quite happily left me in this situation, so your response time is pretty impressive in comparison.

nanny50 once again NO IT IS NOT AGAINST THE LAW!

if you're going to continue and be adamant that its illegal can you please quite the law/act in stating this? by a government/verified website.

This is a public forum, we should be at lest stating actual policies/facts to those who require this information rather then giving them incorrect advice.

"quote

That's good it's fixed, if you have an electric shower and provided hearing then it would have been okay anyway.

OP please make sure he is gas safe registered. Corgi has not existed for a long time.

As others have said, you might want to consider a landlords service and repair contract with a company like British Gas. Will prevent unexpected costs in future

I love all the completely uneducated responses on here. The landlord has provided heating, and will repair in four days time, two of which are weekend days. Absolutely bloody ridiculous to suggest that isn’t reasonable. And it certainly meets their legal obligations.

While not desirable, they can wash using sinks of kettle boiled water and a flannel - it’s four days!!!!

I have had to get a plumber for a leaky toilet in my own house - it’s a seven day wait and there is raw sewage- there’s bugger all I can do though, they are very busy so think four days response for a full repair is actually pretty good.

I don’t think I would have bowed to their requests to be honest - you'll need to be a bit firmer if they start making stupid demands.