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Original poster

Tenant seeking one off rent reduction

141 replies

Pennina · 11/06/2019 14:26

I have a one bed flat in London.

3 months ago I got a new tenant. She moved in straight after the previous one with just a break of one month for cleaning/minor repairs.

New tenant advised she'd got a problem with getting the heaters to work. My husband came out he was unable to sort the problem so we said we would get an electrician in. We could not get the electrician to attend that we normally use as he was busy. We tried several other local electricians and couldn't find anyone who was available to attend. So frustrating for us all. Tenant spoke to a neighbour who was able to recommend an electrician who attended and advised that the heaters were broken, not repairable and need replacing.

This seems strange to me as my previous tenants who were there until February must've been using the heaters! They would have said if there was a problem.

Tenant is rather fed up which I understand (as getting on for three months has gone by now with all this faffing about with electricians) and is wanting the heaters replaced ASAP. For 2 comparable wall mounted electric heaters the cost will be about £750

We would like to get a different electrician to come and have a quick look just to make sure it isn't an internal fuse in the heaters that is broken. That is something that could be fixed for a fraction of the price of new ones.

Tenant completely fed up with waiting and wants new radiators put in and a rent reduction for this month.

I totally understand why she's fed up but can't help but feel that this is life and things do sometimes go wrong and do sometimes take longer to fix.

My thought is to see if I can get my Electrician to come and doublecheck that they really need replacing. If they can be repaired that's saving me £750 and I might consider reduction of £100 in rent this month. However if I have to pay £750 for new heaters then I can't manage a rent reduction as well very easily.

I want to do the right thing here so would appreciate views.

OP posts:
Faster · 11/06/2019 14:28

Tenant hasn’t had heating for three months? I would be requesting a rent reduction in their shoes.
My boiler went in a previous flat I rented and i was a bit put out about having to wait just over three weeks with out heating.

HippyTrails · 11/06/2019 14:29

so your tenant hasn't had heating for 3 months? I would be giving her a discount either way as it really doesn't take 3 months to get an electrician for a second opinion! DH is an electrician and extremely busy but it wouldn't take that long

twirlypoo · 11/06/2019 14:30

The tenants had 3 months without heat? I personally think you need to get them fixed ASAP and offer the rent reduction - I know things sometimes take longer to fix, but that’s a ridiculous time scale!

TheHodgeoftheHedge · 11/06/2019 14:31

Bloody hell, you've left your tenant with no heating for 3 months?! Just get it sorted and give her a discount. This is ridiculous. You shouldn't be a landlord if you can't cope with getting things sorted in a timely manner.

Cherylshaw · 11/06/2019 14:34

It's ridiculous you have had a Tennant waiting 3 month to have heating! Shocked they had to ask for rent reduction! I would have offered if I was in your shoes

CatToddlerUprising · 11/06/2019 14:34

You should give the rent reduction. We had no heating or hot water for 8 weeks- end of December to end of February with a one year old. Our landlord wanted to use his ‘own’ (mate) plumber to take out the old 1980s boiler, copper tank and replumb new pipes everywhere. We asked for a rent reduction and he wouldn’t give it. Shelter and environmental health said we could have a civil claim against the landlord if not fixed in a reasonable amount of time

Pootles34 · 11/06/2019 14:35

She shouldn't have paid rent at all for those three months. She is being enormously patient. I should think you could check the fuses yourself no?

Babysharkdododont · 11/06/2019 14:36

It's really not her problem that you've no sluice fund, you need to replace the heaters and give her a rent reduction ASAP. I'd be after £50 a week reduction if I was her.

Moneybegreen · 11/06/2019 14:37

Yes, you definitely need to give them a rent reduction.

Herocomplex · 11/06/2019 14:38

Personally if I had no heating for three months I’d be really annoyed, as you acknowledge. It sounds like your tenant is being proactive and doing all the work to be honest. Did you offer any alternative while she was without heating?
Three months is too long to sort something out. I think she’s just trying to push you to do something. Your finances are not her concern, but she’s paying you rent for a flat with heating, which she currently doesn’t have.
I would get it sorted and apologise.
If you don’t want to offer a rent reduction is there something else you could do?

Disfordarkchocolate · 11/06/2019 14:41

Gosh, you are a bit cheeky. Surely you could have got an electrician you approved of out in 3 months!! Give her 3 months with reduced rent and stop being a crap landlord. I'm surprised they haven't complained to the council about their landlord.

KatnissMellark · 11/06/2019 14:42

Wow, three months is far too long without heating. She's paying for a service and you're not providing it, you should definitely give a rent reduction. She's probably out of pocket too as may have had to purchase additional warm clothes/slippers/heated blanket/electric heater. You don't sound like a very good landlord tbh.

53rdWay · 11/06/2019 14:44

She's gone three months without heating and she had to sort out an electrician herself because you couldn't find one? No, you absolutely need to sort this now and you really should offer a rent reduction as well. Did you at least provide portable heaters for the period when she didn't have any heating?

HirooOnoda · 11/06/2019 14:45

@Pennina I would offer a reduction your tenant is happy with in an interest in keeping things cordial. Despite the fact a qualified professional, belatedly called in to offer assistance, has clearly indicated the need to replace the heating units you continue to procrastinate at the expense of your tenant. If it is true that the tenant has been without heating for three months they would be entitled to withhold rent entirely and not simply agree to a reduction.

Your incompetence as a landlady should not be at your tenants expense. The fact you are only deliberating a £100 reduction after three months and suggest this wouldn’t even be likely if the recommended work is undertaken further underlines both your lack of understanding of your responsibilities and your complete lack of empathy towards a tenant who has done nothing wrong

I wish you luck moving forwards, I suspect it is your tenant however that will need all of that and more Flowers

AnotherEmma · 11/06/2019 14:46

When did she first notice a problem with the heating and when did she first tell you about it?

53rdWay · 11/06/2019 14:46

Also, if it keeps dragging on without you fixing the heating, she can legally get the council or even the courts to order you to fix it. They can enforce compensation as well.

Original poster
Pennina · 11/06/2019 14:47

She has not been without heat!

It is an internal fuse not a consumer board issue. I cannot check that type of fuse as that is something an electrician needs to do

It has not been our intention for it to drag on this long we have just been continually let down by various electricians. It has been completely potty. At the end of the day I can't force an electrician to come and repair the fault by force!

I have sent her details of replacement type devices so she can choose what she wants.

OP posts:
StrippingTheVelvet · 11/06/2019 14:48

It's not as frustrating for you as it is her living in a house with no heating. Shame on you. You wouldn't be pissing about like that if you were living there.

Expressedways · 11/06/2019 14:50

Yes give her the rent reduction. 3 months and counting to fix the heating is completely unacceptable and it shouldn’t be the tenant’s job to find an electrician. Maybe you need to employ a management company because it’s really not ok to treat your tenant so poorly.

LIZS · 11/06/2019 14:50

Surely it makes no difference whether the heaters are broken or a fuse has gone. The inconvenience to your tenant has been the same.

Disfordarkchocolate · 11/06/2019 14:51

@Pennina what has she been using for heating? Is it more expensive than the heaters that don't work?

KatnissMellark · 11/06/2019 14:52

You've confused literally everyone on this thread OP. If she's not been without heat, what is the issue? I thought you said the heaters/radiators were not working Confused

Pipandmum · 11/06/2019 14:52

When my tenants had an issue with the boiler I went out that day (Sunday) and bought portable radiators. She had an electric shower so had hot water but I got a plumber in the next day! There’s always someone available to make emergency call outs. Yes you have to pay more but that’s part of being a landlord (lady).

Original poster
Pennina · 11/06/2019 14:53

I have never said it was her job to find an electrician. After we had been let down by a couple of electricians she asked a neighbour

I repeat, she has not been without heat.

OP posts:
Pipandmum · 11/06/2019 14:54

Yes just seen your post - what is the issue then?

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