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Original poster

Landlords question

15 replies

roundthebend4 · 24/04/2010 07:08

How long is reasonable leave tennant no heating or hot water

My landlord went on holiday beginning of month cue boiler breaking down called one of the guys that's in charge while he's away who after 5 of them all checked seperatley that I had not run out of oil like I did not check that

he been out tried few things get it working few hrs then would go of again in end it's given up completley not had hot water heating for 10 days now

they told me would get engineer out but heard nothing think they been waiting for landlord get back as he wax stuck in USA think there worried about spending his money now know he had flights for yesterday pre booked .am trying be reasonable but how quich should it be sorted once he is back rent is due on the 1st but kinda loathed to pay it all till it's fixed I also had buy some plug in heaters to stop dc freezing

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bossyboop · 24/04/2010 17:00

This happened to me, 2 months without it while pregnant but silly me i dont like making a fuss, kept sending electrician to sort night storage heaters and he hadnt even heard of them or economy 7. Even when it was fixed we had on and off problems for weeks till i put my foot down and they sent a different electrician who said all the work the other electrician had done had been wrong! It was over the winter time and xmas too, not pleasent at all. We also had to buy oil filled radiators, and the electric bill was ridiculous and the landlord reduced the rent by £30 to help with that. I think 10 days for anyone is bad enough but especially with children. I would find out your rights so you can at least be armed with info, maybe CAB could help with this just so you arent fobbed off.

Original poster
roundthebend4 · 24/04/2010 18:14

Ty it's actually been playing. Up since 1st April but died totaly Am going start getting pushyon Monnday jet lag or no blooody jetlag he may be suffering

Heatings bad enough but it's no hotwater that's hard with 4 dc no emersion either so only hotwater is from boiling a kettle

tomorrow were going swimming so can have a proper warm shower wash hair

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emsyj · 26/04/2010 16:39

I would say anything over 24 hours without heating or hot water is unacceptable. We had loads of boiler problems with our rented house in London and it was during the bad snow in Feb last year, was awful.

We also own a house that we let out and we would not expect our tenant to put up with no heating/hot water for more than a matter of hours. It is an urgent must-fix. As we let through an agent, I am pretty sure we would not be allowed to leave our tenant high & dry like this anyway - they carry a float to make urgent repairs in case they can't contact us etc.

Lack of hot water and heating I am pretty sure makes the property classed as uninhabitable and you should take advice from CAB as bossyboop suggests. There should be some guidance on direct.gov.uk on this.

Hullygully · 26/04/2010 16:42

I am a landlord and we would sort it immediately.

BigBadMummy · 26/04/2010 20:12

Unacceptable.

Strong words needed to landlord or representative:

"I have waited patiently but I would now like smoething done. I will be getting three quotes in from people this week and will be instructed the most appropriate quote. I will then be withholding taht amount from the rent. Unless you have somebody here within 48 hours who fixes the problem to my satisfaction".

Lack of hot water and heating unfortunately is not deemed to make your house uninhabitable as you can heat water in a kettle and wash in the sink. Yes, I know you dont want to / shouldn't have to BUT ininhabitable only happens when no water at all / no electricity or no functioning toilet.

Original poster
roundthebend4 · 27/04/2010 16:10

ty
Well landlord got back Saturday night came round last night fixed it hung round it broke down fixed it again he went home and woke up this morning and dam thing is broke again!!!! So no long soak in bath for me while dc all at school

Apparently he told one of his mangeres to call engineer while he was away but engineer could nor come out problem being is industrial boiler but me thinks more other. Guy nit like spending bosses money As landlord is reg plumber heating engineer amongs other things .He rents property as sideline as he buys land run breakdown business from and houses often come with

Called mobile number have for him and he's on course so someone else answers phone said will let him know kinds loathe hand over rent money this week been withoutproper hotwater and heating for almost whole month not good with 4 dc

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Jackstini · 27/04/2010 16:14

I am a landlord and tell tenants expectation is for me to sort something like that within 24 hours. Sorry you are having this nightmare.

BigBadMummy · 27/04/2010 16:33

roundthebend as I said in my earlier post DONT HAND IT OVER THEN.

You should only withold rent in extreme circumstances and for a legitimate reason. I would never normally suggest a tenant witholds rent but I think you have a valid reason to do so.

You must obtain quotes and you must use the rent to get the problem fixed.

But I would say to go ahead and do it now.

myrubicon · 27/04/2010 16:36

I too am a landlord, and would fix it immediately, plus an offer of reasonable compensation for inconvenience if the situation had gone on too long. There are several obligations that your landlord appears to be ignoring here.

My best source of guidance is www.landlordzone.co.uk, try posting there as well, there are some very experienced LLs and property lawyers there. Remember to include details of your tenency, such as AST dates etc.

Good luck!

Original poster
roundthebend4 · 29/04/2010 19:03

Landlords had to order part for Boiler should be here tomorrow and fit over the weekend for most this month I have not had hot water or heating for more than odd hr here orthere how do I broach about asking for discount in this months rent and how would you feel if your remnant mentioned it

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atworknotworking · 29/04/2010 19:26

Just tell him straight that you are out of pocket because you have had to buy heaters to keep your DC's warm, which are now usless, worthless and taking up space (presuming your heating is working now) I would expect him at the least to be embarassed enough to refund that cost.

Original poster
roundthebend4 · 30/04/2010 05:57

thank you
No it's not be weekend af earliest it's lack of hot water that's been the worse

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Original poster
roundthebend4 · 16/05/2010 17:30

arghhhhhhhhhhhhhhhhhhhhhhhhhhhhhhhhhhhh

well did get it fixed was filter that needed cleaning , no discount in rent and did tell him i had to buy heaters and its flasming gone again no hotwaterwe dont even have emersion option no heating again and cant get hold of landlord tomorrow at earliest

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Missus84 · 16/05/2010 17:40

Withhold rent for the time you don't have a working boiler.

Original poster
roundthebend4 · 16/05/2010 17:42

well that would have been most of last month but he was round for his money on the first

trouble is house is great as in not many 4 bed bungalows around and dont want to push him so gives us notice but am really fed up now

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