Tenant seeking one off rent reduction

[Pennina]

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.

YABU. Give her the reduction and tack it on for the previous two months effectively giving her 15% x3.

Surely as a Landlord all safety checks on the boiler would of been done before the new tenant moved in?

As someone who lives in an all electric house ( with storage heaters) this problem is not quite as bad as it seems.
That said I certainly would be offering the tenant a rent reduction as a gesture of goodwill. It might be that her electricity bill will not be that much more expensive than normal because her night time useage with 2 of the heaters not working won’t be as much as usual and will balance out the additional daytime rate use caused by using the portable heater which will have not needed to be on all the time.
My view is offer her a rent reduction and get the heaters replaced - don’t faff about with fuses. If they’ve gone once they will go again. Buy some new ones and be done with it.

It is not an issue with the boiler it is two storage heaters

Thanks milly, I'm inclined to agree

So given everyone’s responses, what are you going to do about this now?

Minty- see previous timeframe post-it is not a matter of not getting on with it. Shame on me (!) ha!

@Pennina You are not getting it.3 months is still too long.Offer a reduction,get the new heaters and just be on the ball better next time.

Well Twirlypoo...

Ordering new heaters
In touch with tenant to apologise notwithstanding the fact that tenant told me this wasn't a big deal and not to rush.
Reduction on this month's rent. It is not a huge flat and it doesn't cost a lot to heat I should know because I used to live there. Flat is very decent with very good facilities.

Love it. 95% on posters on tenants side and op thanks the one poster agreeing with her 🤦 Glad you're not my landlord op 🙄

Duster. I do get it totally, I was asking what people thought would be the right gesture!

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.

Your reluctance to provide a rent reduction if it can be repaired and the fact the repair bill may mean you couldn't provide a reduction show that you are not cut out to be a good landlord. What would you do if there was a £1500 repair bill for something essential? Or if you got a none paying tenant?

Katniss, Glad you're not my tenant!

I thanked her for helpful advice rather than messages telling me I'm some sort of tosser.

Coco I've managed okay for over 22 years thanks very much

You were told 3 months ago they needed replacing by the electrician the tenant managed to get out the same day. You took it upon yourself to try get another Electrician out because you did not believe her.

Im sure your legal obligations as her Landlord have been broken, and enforcement action and adequate compensation will be enforced if she pursues this. You have has long enough and you know it.

Well you know, when there's an consistent overwhelming consensus of opinion that differs to yours, maybe reassess whether you're in the right or not. Nobody here is posting with an ulterior motive.

Xmas - tenants did not get electrician out the same day. I never said I disbelieved her. The electrician has failed to fix the problem and it is a small problem with the thermostat that should be fixed easily and quicker than replacing them With less disruption to tenant who has told me previously not to rush because it is not a big deal

This is her home. Her home without having decent heat. Three months ago was March? We had some horrible frosts!!

Landlords like you, who seem to forget that tenants are actually paying for something other than just a roof and four walls, give all landlords a bad name.

Three months is ridiculous, as is the fact that your tenant clearly managed to get an electrician to turn up and you're causing yet further delay by not believing him/her.

Replace the heaters and offer a generous rent reduction. You clearly have no intention of doing the right thing and and just posting to validate your opinion.

Iggly. She is not without heat.

I said without decent heat.

She’s using her own heater! When she shouldn’t have to - because her rent covers that.

PCohel. What utter bollocks how do you know what I'm thinking? I want to do the right thing and in taking into account the opinions that is what I'm doing!

Why ask and then only agree with the few and far between posts that are in your favour? I've worked in property all my adult life and it's people like you that give landlords a bad name.

You should try to also cover the additional cost of running an additional plug in heater for that time - regardless of whether she already owned it.

I've managed okay for over 22 years thanks very much

You may have 'managed' as a landlord for 22 years but it doesn't mean you are a good landlord and by this thread alone you haven't shown that you are a good landlord.

3 months and still not repaired, finally got an electrician but you want to further delay for a 2nd opinion as it will cost you money to replace, and not having the funds for repairs/reduction. Doesn't look to good does it?

My tenant has in fact said that I have been responsive and have tried to fix the issue and is appreciative of that!