Failed double glazing in a rented property

[surveyor_101]

If units fail during occupation what is the liability of the landlord?

[TooMany2cvs]

surveyor_101 said:

If units fail during occupation what is the liability of the landlord?

By "fails", do you mean the sealed units are blown and misted...?

Or do you mean some other, more substantial, failure?

[sparkythecat]

Is it just a bit misted inside?

[superlightr]

do you mean they mist up?

I would suggest its a matter of degree and how many where etc. If its 1x window in a conservatory of 20x windows then I wouldnt replace.

If its the living room window overlooking the sea then perhaps it should. If its a side window perhaps not.

I think its discussable either way depending on the severity of it. We manage a lot of houses as letting agents.

Generally a large conservatory glass window would cost about £180 to £250 +vat to replace and fit. We would recommend to a landlord that if it goes during a tenancy and was in a 'important' part of the house that it is replaced. We want tenants to be happy.

BUT I dont think you could enforce that as it could be argued as normal wear and tear and part and parcel of living in a property that things will deteriorate - its not causing damage, tenants have to accept

So hopefully the LL will replace but I dont think you could take it further if he does not. Have you spoken to the agents/LL where is the window? whats the rent pcm etc

[surveyor_101]

Yes misted up so you can't see out.

Does this effect the epic or marketing of the property as dgu

It's two of 4 windows in the main bedroom and one in the rear bedroom.

And the large pain in the lounge window. Agency says not landlord job?

[superlightr]

surveyor_101 said:

Yes misted up so you can't see out.

Does this effect the epic or marketing of the property as dgu

sorry dont understand ?epic dgu?

If its not let yet then it does not affect anything as it will be let in that condition. The tenants take it on with a blown window. If you mean EPC then no wont make any difference to the EPC rating

ah I see, its still a double glazed unit.

Have you moved in?

Edited by superlightr on Friday 4th March 12:11

[surveyor_101]

superlightr said:

sorry dont understand ?epic dgu?

If its not let yet then it does not affect anything as it will be let in that condition. The tenants take it on with a blown window. If you mean EPC then no wont make any difference to the EPC rating

ah I see, its still a double glazed unit.

Have you moved in?

Edited by superlightr on Friday 4th March 12:11

Tenants are in occupation and complaining, been in 12mths this month

[Vaud]

Landlord responsibility - it's hardly wear and tear - being a sealed unit it' part of the building fabric?

Let's face it, you will need to replace it at some point, so get a deal now whilst the weather is bad (windows companies being quieter?) and have happy tenants...

[JustinP1]

surveyor_101 said:

Agency says not landlord job?

What else does the agency say....?

Sorry to be the bearer of bad news, but as a landlord, I feel the same pain.

If a few have failed, it is highly likely that as the materials fail through age, all of them will end up the same way. It was wooden double glazed units in our case. We bit the bullet and replaced the whole lot to not only supply the tenants with the nice house they rightfully expect to enjoy but, if/when they moved out, it is something which makes it less tenantable anyway.

Edited by JustinP1 on Friday 4th March 13:00

[TooMany2cvs]

surveyor_101 said:

Tenants are in occupation and complaining, been in 12mths this month

So you're the landlord?

Seems to me you have a choice...

You can say "Well, legally, I don't have to..." and wait for them to leave. If they're on a 12mo fixed, they don't have to give you notice - just leave before they roll onto SPT.

Or you can accept that you'll have to replace the units sooner or later anyway, do them now, and have happy tenants who stay - saving you a void, referencing fees, and new potential tenants saying "Will you be replacing those blown units before we move in? No? Oh, OK. Not interested, then", leaving you with the dregs of humanity who plan to trash the place and do a runner just before you evict them for unpaid rent.

You might try a guess as to which option I'd chose.

[Davel]

Are the frames etc okay?

It's hardly a big job for the LL to replace the window units, especially if just a re-glazing job.

Unless damaged by the Tenant, the LL should do this.

Edited by Davel on Friday 4th March 13:14

Edited by Davel on Friday 4th March 13:15

[JustinP1]

TooMany2cvs said:

surveyor_101 said:

Tenants are in occupation and complaining, been in 12mths this month

So you're the landlord?

Seems to me you have a choice...

You can say "Well, legally, I don't have to..." and wait for them to leave. If they're on a 12mo fixed, they don't have to give you notice - just leave before they roll onto SPT.

Or you can accept that you'll have to replace the units sooner or later anyway, do them now, and have happy tenants who stay - saving you a void, referencing fees, and new potential tenants saying "Will you be replacing those blown units before we move in? No? Oh, OK. Not interested, then", leaving you with the dregs of humanity who plan to trash the place and do a runner just before you evict them for unpaid rent.

You might try a guess as to which option I'd chose.

Sausages in the lawn?

[Slagathore]

Glass is so cheap, surely it's not worth the hassle arguing over it.

Unless the windows are huge, it'll be cheap and DIYable to replace them.

[surveyor_101]

All old white Upvc, yes just going with age in effect you could get units replaced rather than the casement. Agent says don't bother.

Think the tenants are already pissed as agents weren't doing regularly inspections. Ie after first one 7 months now they are doing them all at 3 months. Tenant had notice after their 24th Nov 15 inspection. The agent emailed the tenant said thanks for letting them in next one is 4th March. Tenant then forgot and is not happy. Has asked for 6 monthly which I am fine with but agent says 3 months is normal practice.

Agreement says 24 hours notice to do inspection which seems abit tenuous? It doesn't state frequency. Think the manager woman but of an old fashion abrupt type at the agency is rubbing the tenant and me up the wrong way.

[surveyor_101]

Slagathore said:

Glass is so cheap, surely it's not worth the hassle arguing over it.

Unless the windows are huge, it'll be cheap and DIYable to replace them.

One window is big 3m x 1.5 ish

[surveyor_101]

Issue is they are good tenants both professionals, who look after the place.

There was so much demand for the house when it hit the market that 4 couples said they wanted it and this one offered £15 extra per month to secure it.

Tenant also said to me that the manager woman rang him once all rude at 9:30am on the day rent was due and moaned. The rent didn't clear till later, that seems a bit much to me. Have to chase the rent the next day surely they have all of that day to pay.

[superlightr]

surveyor_101 said:

All old white Upvc, yes just going with age in effect you could get units replaced rather than the casement. Agent says don't bother.

Think the tenants are already pissed as agents weren't doing regularly inspections. Ie after first one 7 months now they are doing them all at 3 months. Tenant had notice after their 24th Nov 15 inspection. The agent emailed the tenant said thanks for letting them in next one is 4th March. Tenant then forgot and is not happy. Has asked for 6 monthly which I am fine with but agent says 3 months is normal practice.

Agreement says 24 hours notice to do inspection which seems abit tenuous? It doesn't state frequency. Think the manager woman but of an old fashion abrupt type at the agency is rubbing the tenant and me up the wrong way.

you tell the agent what you want to happen. ie 6 mth inspections etc.

Get a quote to replace the glass find out the cost and decide from there - you probably dont have to replace the actual units just the glass.

[TooMany2cvs]

surveyor_101 said:

Think the manager woman but of an old fashion abrupt type at the agency is rubbing the tenant and me up the wrong way.

Sounds like you'd be best keeping the tenant and changing agent (and windows).

[sparkythecat]

Here's a fix that might be more cost effective for the OP

http://www.idealwindowsolutions.co.uk/condensation...

[Sheepshanks]

surveyor_101 said:

Yes misted up so you can't see out.

Does this effect the epic or marketing of the property as dgu

It's two of 4 windows in the main bedroom and one in the rear bedroom.

And the large pain in the lounge window. Agency says not landlord job?

Once they start misting and clouding they look horrible. Most of our south and west facing big windows have been changed. I leave the little windows, but the main panes need to be changed once they go.