Tenant got a heat pump installed without consent

[Kimmers4334]

I am in two minds about this because it’s an upgrade to the property, but it’s a pretty significant and permanent thing that I’m now responsible for.

So as not to dripfeed, the tenant asked if they could have an appointment to see if the property would qualify for any upgrades. I agreed but was very clear that I’d want to see plans/recommendations before I agreed to having anything installed. I heard nothing further and then the letting agent sent me a certificate for work I know nothing about. There is a good chance I would’ve agreed to the heat pump, but that would depend on me having all the information. On principle I am pretty annoyed that the tenant, letting agent and installation company didn’t actually seek permission to go ahead at any point.
What would you do in this situation, complain to someone (letting agent? Installation company?), see it as breach of contract by the tenant, or just let it go as it does benefit the property?

I wouldn't put up with this behaviour. I put in all my contracts permission must be sought before any structural or major changes. What has happened to the boiler you had before? Has it been removed without your permission? You would have been liable to do any upkeep on your old boiler but not this as you didn't have it installed. If these tenants leave you will end up having to do all maintenance on it. I'd be seeking legal advice as to whether I could evict.

If the company were aware your tenants were not the owners I'm amazed they proceeded with the installation. Makes me think they are not professional at all. Nor are your agents unless you've given them specific authority to make decisions on your behalf.

But the company isn;t legit, is it? It carried out work on a property without ascertaining who owned and obtaining their permission. I’d be sending them a strongly worded letter from a solicitor and asking for compensation - because you don’t know for sure that it is an upgrade to your property or what your future liabilities will be as a result of issues with maintenance or repairs, do you?

I’d also be copying in the letting agent. They are all in breach of contract and you need to be certain you are protected from future deviations by your tenants from your contract, the apathy/lack of monitoring and enforcement by the letting agency, and any issues that arise from the heat pump itself.

I would be absolutely livid, that is not on at all. They clearly have absolutely no respect for you or your property.

I was pretty annoyed when my tenant had a smart meter put in without consulting with me, but a whole heat pump is totally taking the piss. So glad I'm not a landlord anymore

I’m a landlord. Legally you can ask for the property to be put back to its original state at the end of the tenancy, even if the tenants have improved the property.

The letting agent’s involvement is tricky though and ultimately whilst I would think they’d be liable for that, I’ve never come across it as I use decent agents. In any case, you’ll want to see the emails between the tenant and agent. Idk if they’ll freely share or if you’ll need legal assistance.

As for the installation, you’re now legally liable. Therefore I would be getting an independent inspection and getting the paperwork assessed.

As protocol hasn’t been followed, I wouldn’t trust anyone. I would therefore also consider contacting the electrician, who did your EICR on their view as to whether they should check it over, even though legally you don’t have to.

As for a new EPC, this will need carrying out at the change of tenancy. If it hasn’t expired by this stage, I’d be expecting the tenant / letting agent to pay for that.

Personally I’d be fuming.

Yes it is all really weird.
The company asked for permission via a letter to the tenant to verify ownership of the house and book an appointment to see if any upgrades could be fitted. I emailed them to say yes you can verify ownership and visit the property, but I want to see the plans before I agree to any work. That’s the last I heard of it - I could’ve been anyone emailing them! I said exactly the same to the agent, so didn’t give them permission for anything. Sounds like your friend used a very diligent company.

Our tenants cleared over 100 feet of full flowerbeds back to bare earth without any permission from agent or owner.

They'd been there just a month or two. We only knew this happened because WE pay for a monthly gardener as it's a big garden to look after. The gardener sent us a video.

They promised to replant the beds at their own expense. I believe that has been done to some extent.

I imagine you feel the same as I do, that now you can't trust them.

It's not a good feeling.

I would have given permission if asked but with the new rental laws allowing tenants to give just two months notice at any point there are potential issues if tenants make changes without asking permission.

I saw this online

Think it a governement grant situation.

However I once worked with a long term tennat who with permission put in a new kitchen then was upset when the rent went up - so people do it.

You have two issues here:
a loss of trust in your agent
a loss of trust in your tenant
If you can’t trust your agent and they aren’t competent to look after your very valuable asset, that is a major issue.
We had a not dissimilar thing happen with a property and the agent, without prompting, agreed to not charge us the usual fees for a year. Had we pursued them legally, the cost to them would have been a lot greater.
I’d expect some sort of recognition from the agent for their role in this cock up and then I’d be finding a new agent.
As for the tenant, I would compose an email reminding them of their responsibilities and that they’d proceeded against their agreement with you, ans I’d ask the agent to forward the email on to them.

My concerns would be that if a dodgy company has done this without the required permission from the home owner..

Then have they fitted it into an existing system with inappropriate pipework/radiators.
Is it a suitable property for a heat pump - huge issues around my area with the local housing association who have put heat pumps in a lot of their properties.. that are not sufficiently insulated or ventilated and as a result tenants are freezing through winter!

I would want it thoroughly assessed!

I'm really shocked and wouldn't be letting this go.

But if you have a letting agent why is the tenant also in contact with you? Surely that should be one of the advantages of a letting agent?

It sounds like that might be one of the causes of the issue, both the tenant and the letting agent each thinking the other has OK'd it with you.

When I looked at grants last year I still had to pay a substantial amount, a good few thousand pounds, towards the install. I couldn’t find any 100% ones

the reason I didn’t go ahead was due to the substantial amount of kit that needed to be installed inside the kitchen, I just didn’t have the space. I’d be checking how they managed to fit it inside

I am a landlord.

I agree that this unauthorised work is totally unacceptable.

This situation needs investigating, but at this stage it would be best to ask questions and get the full facts rather than even consider eviction.

As I understand this they could only have obtained a grant if the property had an EPC D rating or worse. If this is the case then you would have needed to make improvements prior to 2030, or no longer be able to let the property.

If the company has done a good job and you as property owner can have the benefit of any guarantees or warranties it may work in your favour.

That said you need to make it very clear that there is to be no repetition of unauthorised works on the property.

This one may work out, but if you let it go without asserting that no further work is to be done without your express permission they may decide to, for example, make 2 rooms into a through lounge by taking down a load bearing wall.

There may well be some cosmetic damage from the installation of new pipes, etc. I wouldn’t be offering to make this good whilst the current tenants are there, as they have arranged the work which caused the damage.

I think this is possibly down to the letting agents communication. As they act as the go between. If it benefits you I wouldn’t be overly concerned. I would change letting agent if they are not doing their job properly.

Ex LL here. This is a serious breach of contract, and whatever you decide, you need to make this clear, in writing, to both the tenant and the letting agent.
Find and highlight the paragraph in your tenancy agreement which expressly forbids this without prior consent.

For all the people saying 'don't be a shit LL, just let it go etc' the thing is that this could invalidate the LL property insurance, or cause problems down the line.

And this is why some landlords hate their tenants!

How long have they been renting from you and how long do you think they will stay?

Personally I would just send them a letter saying that they have broken the tenancy agreement but you are prepared to let it go this time, but any further breaches will be taken very seriously. That is assuming they are there long term.

What realistic outcome are you after here? If, as you say, it is an upgrade, they have done you a favour. If it is an expensive white elephant, I think you just need to write it off over a few years. I doubt you will get them to pay to take it out and put a boiler back in.

"For all the people saying 'don't be a shit LL, just let it go etc' the thing is that this could invalidate the LL property insurance, or cause problems down the line."
Agree, which is why I suggested it may not be actual owners (but tenants) saying such things. Not their asset so why do they give a shit (about giving poor advice).

I think by you responding to the company that you are the owner they have somehow taken this as authorisation to go ahead with the work. I would read every single word of that letter. It may be that it's a vague letter but the company may use this letter all of the time to get permission for work.

As landlord you are responsible for providing functioning and safe heating and hot water in the property. I don't think you can absolve yourself of that even if the tenant has changed the system, so you have to know it is safe and pay for its maintenance.

I would quietly and calmly obtain all documents and the chain of events, from both the tenant and the letting agent, read and reflect, and decide next course of action.

If your agent has agreed to works without your consent, I think that is very serious. Is it possible the agent has a friend who fits heat pumps?

Totally unacceptable.

thats a massive change to the fabric of your property and may have needed various consents a long with pipe work and radiator upgrades and all sorts.

This has red flags everywhere for me.

I think there are a fair few people on this thread who are offering opinions and advice (to let it go) with zero legal knowledge or experience of the risks involved.
OP, I think you need legal advice here.

I am really shocked that a company went ahead with all this work and didn't get written consent from the owner of the property. That would make me really worry about the quality of work. I am not a LL but I do agree that this is a serious breach of contract, on the part of the tenant and the letting agent. I would want an independent company to come in and check the work done, if any work needed to be done to the heat pump or to make good any damage made when putting it in, those costs should be borne by the letting agency, possibly the tenant as well if you could prove they knowingly went head with work without your consent. I would also be changing letting agency! If your property was being managed properly then this should not have happened.

Edited to say: And yes, also get legal advice! Not only do you have to thoroughly investigate what happened here and its possible future ramifications for yourself, you don't want your tenants thinking they now have a green light to do whatever they like to your house.

I'd be very concerned about what sort of cowboys would install this without the permission of the landlord.

Can't believe there are people saying just let it go.

https://inews.co.uk/news/cowboy-tradesmen-destroyed-homes-heat-pumps-insulation-delay-4358264