Tenant wants rent reduction WWYD?

[sparklyraindeers]

First time landlord here, still pretty new to all this as house was left to me as a inheritance property.

Last year the house was renovated and everything updated apart from the bathroom. The bathroom was a disabled bathroom so we altered it a bit and it's now a wet room with shower sink and toilet.

Last week (Monday) the tenant sent me a email saying there was a issue with the shower send plumber. I didn't see the email, I have said previously text don't email or both.

Plumber went down yesterday and it was clogged with hair, to access the sink trap you do need to unscrew it with a screwdriver.

The tennant now wants a £75 rent reduction due to no t being able to use the shower and me not being too quick off the mark. Plumber says wasn't a emergency as water could still get down.

What do you think, is that fair?

I personally think it's not down to a plumber to unblock seeing as it was a brand new bathroom.

Any advice please as I don't know what to do on this one?

Not your problem, your tenant should be fishing their own hair out of the plug hole. I would hope that in a genuine emergency they might make more of an effort to contact you than a single email!

Has she been the tenant since the refurb? ie is it her hair? If so, there is no way I'd give her money off. I would consider charging her for the call out as it was a general upkeep issue which she is responsible for, and you shouldn't be out of pocket.

I’d send them a bill for £75 for lack of cleaning necessitating an unnecessary plumber call out.

Give them the rent reduction of £75 and send them the invoice for the plumber and state as his professional opinion it isn't down to you there was a blockage it's down to them.
In rented basic maintenance of the pipe work drains sinks etc etc is down to the tenant.
Bloody cheeky mare

As a tenant, I wouldn't even be half so cheeky. Tell them no.

Write to the tenant, reiterate how they should contact you.

Decline the rent reduction based on them not cleaning hair out of the plug hole, which is surely a basic cleaning process people should be expected to be able to do.....

They're taking the piss!

No way should they get a reduction for a problem they caused and could easily have solved. Advise they get a hair trap.

Also, if you have given your email address then you needn't to check it daily.

need to

I’d send them a bill for £75 for lack of cleaning necessitating an unnecessary plumber call out
Me too, tenants are supposed to do basic maintenance such as change lightbulbs and tap washers if necessary so I would definitely expect one to fish their own hair out of the plug.

That is sooo cheeky of them. I'd be sending them the plumber bill to be honest.

Your tenant created the situation necessitating a plumber. Tenant should pay the plumber's bill.

I too let out a property I own (hate the generic work 'landlord' but 'landlady' makes me sound like Bet Lynch!) and it can be tricky. However if you bow to the tenant's demands on this I think you are making a rod for your own back tbh.

Thanks, wanted outsiders views before writing a response.

Reread the lease. The latest I signed had amazing detail with regard to the need for tenants to be responsible for the fishing hair out sink type responsibility.I would then email them confirming that you need to be phoned or texted in an emergency, that you dealt with a non urgent problem promptly, quote the relevant section of the lease and say this time you will not charge them for the call out but you will if it happens again.

Well, we're 10 days into waiting for a new boiler- still no news on installation date- and have no central heating/hot water in the meantime, and we haven't dared ask for any reduction in rent; although, now you mention it.....! I think your tenants are being a little precious tbh.

I will be reading the contract tomorrow, it's so many pages and so detailed I am not sure what's in it as I used a agent to find her.

I didn't want to think I was being unreasonable but I'm still pissed off from previous incident when they needed a plumber immediately as the washing machine was broken. Sent a plumber along and it was turned off at the mains.

I need to try and be tactful but a in future use your brain.

This tenant is new only been there a short time and is in touch pretty much weekly.

Maybe decide whether you want to bill her for this call out, but make it clear in the letter (and definitely a letter, not an email) that given this is the second time, that spurious calls will be charged for. The tenant can't get away with treating you like free customer service.

I'd also consider availing yourself if the earliest opportunity in the contract to go round to do a landlord check. This person would not fill me with confidence that they are capable of looking after your investment. Obviously do it totally by the book and the contract, maybe even give double the usual notice, but definitely check on the place.

Wow, after reading about the washing machine I would send her the bill for this one. If she's in touch weekly you need to get rid of her when her contract is up. She sounds a pita.

OMG some people are such complete idiots. I'd point out the sections I the lease about their responsibilities, say this time no charge but they need to comply with their aid of the tenancy agreement.

They needed a plumber immediately as the washing machine was broken
A lot of LLs no longer provide appliances because of situations just like this.

packer has your landlord arranged a boiler fix? It can be very slow this time of year but they need to keep you informed.

Presumably a combi so no immersion - but no electric shower either? One without the other is daft.

Electric heaters ?

She's not happy with the quote from the letting agent's own people, so she's getting one from her own plumber. It's a complete replacement. She's usually very good so not sure if delay is her or letting people or just the time of year. It's okay, we're managing; gas fire in the lounge and oil radiator in baby's room...it's a tiny 2 bed terrace so doesn't take much to heat.

Yes she's being a bit of a PITA,

The plumber is a friend of DH so he does the work at a reduced rate. DH has nothing to do with the house but I do throw a bit of work his friends way. Tenant does not know this.

The plumber rang me both times and gave me the heads up and did comment both times how the house is immaculate.

You've let a stranger rent your property (probably worth hundreds of thousands of pounds), and you haven't read the agreement between you???

A tenant is only entitled to compensation if the landlord does not fix the problem in a timely manner. Typically a landlord should get a problem fixed in the same timeframe as a homeowner would.

A property with no heating, hot water or the ablity to wash is not acceptable. A landlord should get someone out within 24 hours if it's an emergency. However there are times when there might be a wait for parts. It is not always possible to a fix within 24 hours.

A non working shower is less of a problem if the tenant had access to a bath or a sink to wash with. £75 for being without a shower for a week is ridiculous. The tenant still had use of the house. I don't think you owe her any compensation.

It also appears the shower worked, but drained slowly - was almost certainly useble.