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AIBU?

Share your dilemmas and get honest opinions from other Mumsnetters.

Original poster

No hot water or heating. Do I have any rights?

47 replies

Shahira78 · 15/11/2021 11:32

Hi,

Just writing for advice really. We are in a rental and the boiler broke down on Thursday. Plumber did come over to say it definitely need replacing so will get back to agency and landlord with some quotes.

i got an email today to say the matter should be resolved sometime early next week so that's nearly 2 weeks with no heating or hot water.

The thing is, over a month ago the plumber did come over because the boiler kept cutting off and said the boiler should be replaced, passed the message on to the landlord and he refused to replace it. it was just fixed.

The agency emailed to say they are more than happy to provide us with electric fans and to stop by their office to collect them.

I have 2 boys under 5 and am worried about how I'm going to get by the next couple of weeks. Any suggestions?

Thanks for reading x

OP posts:
NoSquirrels · 15/11/2021 11:35

Ask the agency to deliver the fans.

Ask for a rent reduction.

NoSquirrels · 15/11/2021 11:40

When you ask for a rent reduction, you need to point out the extra costs incurred in having no heat or hot water (extra electricity for fans, extra electricity for boiling water in the kettle to wash, extra costs e.g. leisure centre admission to use showers etc) and that as the boiler was already noted to need replacing you consider this is a result of failure to maintain adequately, which is the LL’s responsibility under tenancy law.

Original poster
Shahira78 · 15/11/2021 11:43

Thank you so much. This advice is extremely helpful!
I am sitting here shaking with cold and keep thinking of when we were told the boiler needed replacing and it wasn't!

OP posts:
TotallySuper · 15/11/2021 13:20

@NoSquirrels

When you ask for a rent reduction, you need to point out the extra costs incurred in having no heat or hot water (extra electricity for fans, extra electricity for boiling water in the kettle to wash, extra costs e.g. leisure centre admission to use showers etc) and that as the boiler was already noted to need replacing you consider this is a result of failure to maintain adequately, which is the LL’s responsibility under tenancy law.
All of this! Also the fan heaters are crap. Of you get the rent reduction get some plug in silent electric radiators (or ask the agency to provide those instead). They're brilliant. I'll find you a link.
LakieLady · 15/11/2021 13:26

In social housing, this would be treated as an emergency repair.

I think it's disgraceful that private LLs can get away with leaving tenants without heating and hot water for days (weeks, sometimes).

It's high time there was more regulation of private LLs when it comes to repairs.

Cherrysoup · 15/11/2021 13:42

I’m pretty sure there’s a law about not leaving tenants without hot water/heating. I would be harassing the landlord until it was replaced. You can’t live like this!

Tinging · 15/11/2021 13:46

Contact environmental health at your council, the landlord has a legal requirement to provide both and they can prosecute them for failing to do so. Obviously they won’t do that if it’s being imminently fixed but the extra pressure may prevent delays.

AnyFucker · 15/11/2021 13:51

There is a law. Tenants need to report situations like this to Shelter and get some official help.

Tinging · 15/11/2021 13:57

Shelter have no enforcement power it needs to be the council.

quicklybeingdrivenmad · 15/11/2021 14:22

I would speak to the agent and advise them you are booking an Airbnb and expect a rent reduction for the cost paid for by the landlord

eightlivesdown · 15/11/2021 14:27

The electric heaters recommended above are better than the fan heaters offered by the agent, and quieter too.

Bashfulinseduary · 15/11/2021 14:56

Do you have a way to contact your landlord directly? I have experience, both as a tenant and a landlord, where letting agencies have failed to tell the landlord what is going on.
A couple of years ago I received a message from my tenant who tracked me down through Facebook. The boiler had been broken for 2 weeks. I had one call from the agent in that time, and had told them to fix it and bill me. Of course I got it sorted ASAP for my tenant and changed agents.
A couple of months later, I had the same problem in the house I rent. After a couple of weeks I asked a neighbour to call the landlord, again he had no idea that this was an ongoing problem, and got it fixed for me.
Bottom line, rental agencies are often really crap, try and speak directly to the owner. Good luck.

Original poster
Shahira78 · 15/11/2021 16:12

Thanks for all of your kind replies.
We are renting privately.

I did contact the agent and told them the situation and got this reply:

I understand, but we’re guided by a contractor, then take instructions from your landlord.

More than happy to drop the electric heaters off this afternoon just after 4pm, if that fits with you, failing this can do earlier, but not later.

That's it. I guess I don't really have any rights.

OP posts:
Original poster
Shahira78 · 15/11/2021 16:12

No, I do not have their details :(

OP posts:
Original poster
Shahira78 · 15/11/2021 16:13

@Bashfulinseduary

Do you have a way to contact your landlord directly? I have experience, both as a tenant and a landlord, where letting agencies have failed to tell the landlord what is going on. A couple of years ago I received a message from my tenant who tracked me down through Facebook. The boiler had been broken for 2 weeks. I had one call from the agent in that time, and had told them to fix it and bill me. Of course I got it sorted ASAP for my tenant and changed agents. A couple of months later, I had the same problem in the house I rent. After a couple of weeks I asked a neighbour to call the landlord, again he had no idea that this was an ongoing problem, and got it fixed for me. Bottom line, rental agencies are often really crap, try and speak directly to the owner. Good luck.
No I do not have their details :(
OP posts:
Original poster
Shahira78 · 15/11/2021 16:14

2 Convector heaters have been dropped off.
Bathing the kids is going to be a nightmare

OP posts:
OP posts:
MiloAndEddie · 15/11/2021 16:17

Have you not got an immersion heater for hot water?

HoardingSamphireSaurus · 15/11/2021 16:21

@LakieLady

In social housing, this would be treated as an emergency repair.

I think it's disgraceful that private LLs can get away with leaving tenants without heating and hot water for days (weeks, sometimes).

It's high time there was more regulation of private LLs when it comes to repairs.

In a HA the only difference is that it may have been replaced, or put on a list, a month or so ago.

2 weeks wouldn't be out of the ordinary for an owner occupier, especially at this time of year. So yes, use those heaters and ask for a rent reduction.

As for washing the kids, mock up a babybath (big pan and towels on the kitchen floor) and give them a flannel wash in front of one of those heaters.

WeAreTheHeroes · 15/11/2021 16:23

By law, under the terms of the Landlord and Tenant Act you are entitled to the contact details of the landlord which have to be provided to you within 28 days. However, they may be "c/o X Agent". You can also look on the gov.uk Land Registry website and download the title register for £3. That will tell you who the owner is.

If the landlord were replacing their own boiler, there's no guarantee it could be done any quicker - that's how it works as a homeowner - it's when the tradesperson can fit it.

nancy75 · 15/11/2021 16:26

Op it’s rubbish & you have my sympathy however sometimes things like boilers just can’t be done any faster. We had a new boiler earlier in the year & had to wait almost 3 weeks (that’s was with paying through the nose for British Gas installation)
I do agree that you should ask for a rent reduction while you are relying on electric heaters - they cost a lot to run

Pascal80 · 15/11/2021 16:28

I had no hot water in my rented home for over 6 weeks, just a stream of contractors, plumbers. I felt like I was paying rent while being a project manager for repairs!
I took legal advice and was advised nothing I could do, as long as the agency/owner ''were attempting to rectify the issues within a reasonable time frame''. ''Reasonable'' is not defined. The agency could not contact the house owner as they were away on a South American trip. So I had 8 weeks of hell, including sometimes water cut off while work was being done. I asked for the tenancy to be ended and again was refused, and found I could not legally demand that either. Renting is absolute shit.

DelphiniumBlue · 15/11/2021 16:41

It's not always someone's fault.
A family member is repairing the boiler which had broken in a flat they rent out. So that involves getting a plumber to come out- can take a few days- then getting any spare parts- can take weeks- then getting the spares installed- could be days/ a few weeks depending on plumber availability. There is a shortage of qualified tradesmen so there's not always someone instantly available.
Meanwhile, plug in heaters, which should be supplied by the landlord, will have to do. Hot water is not so easy, but it's not a huge big deal- wash in cold water, or less frequently, or somewhere else.
I'm not sure about shaking with cold- we don't even have the heating on at the moment. If it's chilly where you are, can you get some extra layers on?

AnyFucker · 15/11/2021 17:00

The contact details for the landlord should be on the AST (tenancy agreement)