Question from an inexperienced landlord

[Earlybird]

Bit of advice needed please: I have a direct agreement with a longstanding and reliable tenant, so there is no agent. Tenant has written to say he wishes to call an electrician to replace a few of the recessed lighting spot lamps in the flat. He has waited until half a dozen were out in various rooms in order to justify the cost of the visit.

I have tried to change those lights in the past, and they are definitely tricky. My question: is it the landlord's responsibility to pay for this sort of upkeep?

Ooh, difficult one, and probably not covered by your tenancy agreement. If they're tricky to change, is there a risk that your tenant might accidentally damage the fittings if s/he tries to do it on their own? In which case it might be in your own best interests to pay a professional.

In my previous flat, managed by a very tight agency, I asked for mine to be done for similar reasons - they grudgingly did it and didn't charge.

On the basis they didn't do anything at all if they didn't have to, I'd do it but get all recessed lights done at once) not just the ones which have gone)
And probably put into your budget a call from a handyman once a year.

To put it in to perspective, I've had six visits over the past seven years for workmen so am not someone who calls for every little thing.

Replacing a lightbulb is the tenants responsibility. If they are decent tenants etc I'd offer half for this one occasion, making it clear an electrician is not required and you won't pay again. Otherwise you are setting a standard.

We have recessed spots in our house that is currently rented to tenants and I'd expect them to replace them theirselves. We managed when we lived there. Mind you our tenants seem pretty handy; they're replacing the kitchen work tops themselves (we're paying for materials obviously and they needed doing).

I've no idea on the law but I would like to think it would be the landlord's responsibility in this case.

When you say you tried to change the bulbs in the past but they were tricky, do you mean you succeeded with difficulty or were unable and had to call out an electrician?

If the former, can you change them yourself?

If the latter, I think it's reasonable that you pay for an electrician to change them. As suggested by a PP I would get all the bulbs changed at the same time whether they are 'out' or not.

changing lightbulbs is for tenants - but if your house has such tricky fittings that it can't be done, and will be rented longterm, I'd suggest using the electrician to change the fittings to something better!

spotlights guzzle power too.

Thanks for advice. Don't want to shirk my responsibilities as landlord, but don't want to be a mug either.

Changing the spots means climbing up a ladder, pulling the fixture out of the ceiling, replacing the bulb, and fitting the fixture back into the ceiling. I suppose it is possible the ceiling could be damaged if you didn't know what you were doing. A 'handy' tenant could easily do it, I'd think, so this may be an indication he is not particularly handy.

Obviously, it is my responsibility to pay for repairs and maintenance, but an issue like this is a grey area to me. And, if I'm honest, I'm a bit unhappy this has come up only two months after I've just paid for a necessary repair that cost over £3k - so the timing of this request is 'bad'. But, that perhaps is simply 'life as a landlord'.

Finally, I am apprehensive I will create a bad feeling if I refuse this request - and up 'til now, it has been a very cordial and easy relationship. Not sure I want to quibble over £100 (or whatever it will be).

Any other thoughts much appreciated.

would say lightbulbs would normally be the tenant's responsibility but in this case perhaps you should pay as they cannot be changed in any 'normal' way e.g. ladder needed, possibility of damage to fitting.

Can you go round and do it yourself if it's something you've done before and would save you the money. You can also show tenant what you are doing so he can do it himself next time.

No, can't go 'round and do it myself as I live hundreds of miles away.

hmm, interesting one. Changing most ceiling bulbs means climbing on something, most able-bodied people should be prepared to do that. I know the kind of bulbs you mean though, they are a bit fiddly and if they haven't been changed in a while they could be stuck.

perhaps do a deal; you get them changed this time, the electrician shows the tenant how it is done for next time? Maybe also provide low-energy bulbs this time, and add them to the inventory so that is what they get replaced with, next time at tenant's expense. They are supposed to last ages although the jury is out.

sadly the timing is indeed 'life as a landlord' - problems don't spread themselves out!

What about paying a handy man to do it instead? Considerably cheaper than an electrician and a good compromise, I feel.

handy man would be cheaper I think, but unless your tenants are old and infirm can't see why they wouldn't change the lightbulbs themselves.

my first response when tenant emailed with request was to say 'no way', but after reading your responses, I am inclined to agree to the request. He has been in the flat for almost 7 years, and has not made a request of this nature before. And, those light fittings are tricky.

If anyone else has other thoughts, please share. TIA

I think you should arrange for it to be done. These don't sound like regular/easy light bulbs to change, especially if you are talking about ladders and pulling fixtures out of the ceiling. Get them all replaced at the same time to save costs.

It sounds like you have a reasonable tenant, so don't be petty.

Thanks to all who offered thoughts. There is more information now, and I could use a bit more advice.

At my request, the tenant had an estimate done which lists the following:

• Turn off and make safe lighting through out flat
• Remove 4 light fittings in kitchen
• Supply and install new light fittings complete with re-wire to regulation standards
• Install new light pendant and re-wire small bedroom
• Supply and install new lamp fittings
• Install transformers on various lights through out the flat (5 in total)
• Leave area clean and tidy

Any further works will be priced and or charged accordingly

Price quoted: £655 + VAT

On the face of it, does that seem reasonable? It sounds high to me, but I am not in central London (or the UK for that matter). FWIW, the flat was re-wired (not the kitchen or master bedroom) in 2007. Have regulation standards changed significantly since then?

And, what exactly is a transformer?

Changing the light fittings is not the same as changing light bulbs! Do you want to change the light fittings, OP? For £655?

A transformer changes the voltage - usually down from mains voltage to whatever the appliance needs. You often (? always) need transformers with halogen downlighters. I expect they are there already - do you imagine they are broken?

I presume you have an electrical certificate already saying everything is safe - this is the best way to fulfil your legal requirements regarding electrical appliances. If so, then IMO no need to change the light fittings and rewire the bedroom. If not, then get in an independent electrician to give you an opinion on that first.

PlumProf - thanks for your thoughts.

I feel out of my depth on this one. I am literally on the other side of the world, so impossible for me to tell what actually needs doing (perhaps current electrics are outdated), whether my tenant simply prefers what is in the quote, or whether he has been 'sold' more than is strictly necessary by the electrician.

It also appears he and his wife have decided they want a ceiling pendant in the small bedroom (there isn't one as we always just used lamps), so have had that added in to the quote.

It could be also that we are not communicating clearly due to my lack of technical knowledge, combined with the fact that English is a second language for him.....hence the changing bulbs morphing into more serious electrical work.

Clearly, £600+ is a great deal more than changing out bulbs....where to go from here? In simple words please...

maybe an iced bun would make the tenants and electrician feel better so they wouldn't be looking for such a lot of work to be done/money to be spent!

Your tenant is asking to have a load of new light fittings. Does the quote include materials or are all of the fittings and bulbs on top of the labour cost?

I agree with CoilRegret - getting someone in to change the bulbs seems reasonable in the circumstances. Anything beyond that seems a bit much.

Is your electricity certificate up to date? Maybe it does need doing. I agree it sounds a lot and I would wonder whether it might need redecorating after the rewiring which would be another expense for you. In the end the house is your asset and investing in it will keep its value.