my tenants and the shower...

[fairlyliquid]

I am having some trouble with my tenants in our flat which is a new build (well, it's about 7 years old) and so everything is quite new.

The tenant complains that the shower temp changes while he is showering. I called out the plumber and he said he was 95% sure it was the heat exchanger, particularly since it also sometimes happens in the second shower. They came out as soon as the fault was reported, cleaned the exchanger which was apparently very clogged, tested the shower and said that it was working fine.

Now the tenant says the problem is still happening but the plumber says he has no more solutions. I don't know what to say really - they rightly expect good service but I don't know whether this justifies putting a new shower in.

Does anyone know what it could be?

I would just supply a drier to them to be honest. I had some strange demands from my tenants the last ones, they said the washing machine was too noisy and wanted a new one.

It was new enough I had been using it, just positioned next to the bedroom.

Our shower is temperamental and it hasn't occurred to me to contact our landlady, maybe I should!

Are you managing the property yourself? I've moved mine onto managed, because the agent deals with everything with really reasonably charged workmen and I don't have to fear them calling anymore.

I'd buy a separate drier and then when the washer drier is "accidentally" broken by your tenant, replace it with a washing machine. A high-spin washing machine and efficient drier will be a big improvement on any washer drier.

I'd be sure to carry out regular inspections too - someone needs to check the important stuff (shower seals etc) which if ignored can lead to bigger problems.

mipmop I've asked him to carry out the checks on the water pressure and he's going to get back to me. If necessary I'll put in a thermostatic shower.

Bank that was DH's response verbatim .

Branleuse I am definitely prepared to say that if things go on like this, with barely a day passing without some new complaint.

special I offered them a new washer drier but explained the drying potential would always be disappointing, or a condenser drier which would have all his stuff crisp and dry in 40 minutes plus can fit in the hall cupboard. He insisted on a replacement for the existing washer drier.

There's tonnes of other stuff he wants too: a full set of crockery and cutlery for the kitchen (part-furnished flat), a coffee machine to be removed and the height of a cooker hood to be altered and a coat rack in the entrance hall. I had the coat rack put up.

Careful about offering this that and the other. He's entitled to a functioning washer dryer (if it is specified in the agreement) and he has one. If you start pandering to unreasonable claims, it paves the way for more, hence him obviously thinking you should remove the coffee machine. Not your job and again, if it is in the inventory, then it has to be there at the end of the tenancy as well.Honestly, you sound like you're being too helpful and efficient and he's taking the piss. If he wants a coat rack and you're happy to allow it then give him permission, don't come over and do it for him, what are you, his parent? Personal handyman? He needs to understand boundaries and so do you.

Test the shower for yourself, with his history of getting you to change lightbulbs, it doesn't sound like he's the sensible sort.

msrisotto you definitely have a point. I did the coat rack so I could pick it and check it was properly drilled into the wall and I don't mind getting stuff that is a good addition to the flat. But you're right, ultimately he's going to get more and more demanding.

does the inventory show that you provide kitchen equipment? Was the coffee machine there where he took the place on?

he's chosen the washer dryer. Inform him in writing of its limitations, provide it if the tenancy says you should and leave it at that.

most standard rentals don't provide all the living equipment! If it wasn't in the agreement, tell him to get his arse down to Wilkinsons like everybody else does.

It wasn't in the tenancy agreement, which he admitted, but asked if we could 'come to some agreement'. Very strange. They each earn 60k too, so not poor.

in that case the answer is 'no'. You are not providing a holiday flat nor a fully serviced apartment. Wonder if he realises this?

Is it a combi boiler?

I have had this exact problem in 3 properties (one owned, 2 rented). All 3 times flushing the closed system (radiators) for sediment has solved this problem (even in the summer when the heating wasn't being used). Don't ask me why but it's always worked, "pipe" radiators seem to get clogged more.

Does it get hot again when he turns it off and back on? (That's always been the case for me, hot initially, turning cold and only getting hot again when I've turned the tap)

And yes, as a tenant, I would absolutely expect a LL to keep plugging away at the issue until it was fixed. Cold showers are horrid (even intermittently cold ones).

If you left a washer-drier in the flat, regardless of what it says in the TA, unfortunately you are responsible for replacing it if it breaks. That's why it's advisable to go with non-furnished, then arguments like this never happen.

However, replacing it because he thinks it's 'too slow' is not the same thing. I agree with Branleuse; either he's unhappy or high maintenance, either way it sounds like both parties would be happier if the tenancy came to an early end.

point him in the direction of nearest large supermarket, Argos or Ikea for kitchen crockery etc . What is he eating off atm ?

loveis it does work, but as someone said upthread, they are pretty rubbish plus he is probably putting too much stuff in. A replacement was one of the options I gave him. They moved in four months ago so presumably have got some plates by now!

I think you are being way too generous by offering a replacement for an item that isn't faulty or broken. If he has a personal dislike of it (or is crap at using it), it's his responsibility to sort that out.

Stop offering to satisfy his every whim. If you're unsure of what your legal responsibility as a landlord is, you can get advice from trade organisations. Of course it's nice to go the extra mile for your tenants, as do I wherever possible, but my tenants are very nice in return and we have a positive relationship as a result.

There's a reason why he believes that all landlords are crap, his expectations are cuckoo and I don't doubt your predecessors started to ignore his demands.

I don't deal directly with my tenants. I use an agent. You then don't have to deal face to face with unreasonable people. Although I think the majority of my tenants have been fine.

I try very hard to keep my houses in immaculate condition and deal with any fault as soon as a contractor becomes available. We have just spent £4,000 upgrading windows, built in wardrobes, a back garden and lots of other smaller items. It will take over 6 months to get this back! There are just some things which are difficult to put right. The showers could be replaced with thermostatic ones but even those can't keep the temperature correct if the hot water runs out! Washer dryers can be slow on the drying cycle although I have an Indesit one that does a very quick wash/dry express cycle. Presumably the new condenser dryer will cost quite a bit and need plumbing in. Would it be cheaper to upgrade the washer/dryer to a better one? We let on a 6 month renewable basis. I know lots of tenants like longer term lets, but sometimes, as a LL, you need a different tenant - although that costs you money too!

Thanks Milly. It's not that the hot water is running out, it's that the temp varies. Not hot and cold, either, just not constant. I will definitely need to manage his expectations.

Condenser driers don't need plumbing, you just plug them in and empty the tank when full. They are pretty cheap - replacing the washer drier will be about 400 quid for a good one. Some now get good reviews for drying. Frankly I would rather they used an effective dryer in the winter than hang their clothes and sheets out with the windows closed in winter and let the walls get all clammy.

Fairlyliquid I actually have a clause in my rental contract stating that the lightbulbs and that sort of thing are my responsibility. Perhaps something to consider for your next agreement lol!

Oh dear your tenant is a royal PITA.

Part furnished is always tricky, one person's interpretation of it is nearly always different to someone else's. I don't think however eating irons and plates come into part furnished though. PF to me is big pieces of furniture.

As for white goods, I don't supply them. If they really are desperate I'll buy what they need but I add a clause into the tenancy agreement that any repairs needed out of the warranty are not my responsibility. In effect, it's a gift whilst they live there and whatever state it's in when they give it back to me is my problem.

As for the washer drier situation, you've explained your stance on it. Here is your w/d, they are shore, I can't do anything about it unless you'd like me to buy you a better type of drier. No? Then don't raise it again unless you've decided to come round to my way of thinking.

It does resolve the issue of bra wires in machines, clogs because of lose change etc.

Lastly, he took the flat out as seen, he cannot, I repeat CANNOT ask you alter the height if something which is a part of the structure in a main room (unless you are a Borrower, in which case stop being so unreasonable ).

My parents have and have had dozens of tenants, and I've had a fair few. There really isn't any rhyme or reason to them sometimes.

I thought most condenser dryers now were the plumbed in type - mine are. I provide white goods in the kitchen in my houses. Most people do that in my area. So washer, dryer, oven, hob, fridge, freezer and dishwasher in one. No furniture or crockery. The tenants change the light bulbs and keep batteries in the smoke detectors. As a LL, you cannot do everything. However, the shower in this case needs looking at.