Rented property no heating

[SirBlade]

Hi guys,

I reported to the agency that the combi boiler had stopped working, this was a month ago.
It heats the rads, but there is *no hot water*
They haven't fixed it and don't give a rats a$$. Is there anything I can do (begging them to fix it, as we have a young child doesn't seem to help)

I want to stay legit, so will continue to pay all rent, but I so deperately want to dock them 10 pounds per day, and make them pay for the cost of a plumber who will actually fix the problem.

Thanks
SirBlade

[davidjpowell]

Speak to trading standards or environmental health. You have a legal right to hot water.

Usually local authorities will use one of these two bodies to enforce this.

[FraserLFA]

Threaten to withhold rent. You're paying for a house with hot water, and they have not provided that.

[Paul Drawmer]

Phone them up ask to speak to the manager.

Ask manager person what they would if their rented property had no hot water.
"Tell me; if you were renting a property and it didn't have hot water, so you can't wash yourself or any dishes without boiling a kettle. How would you deal with it?"

[REESER]

please don't just sit back and take this kind of behaviour. Especially when you have a young child too.
1 month is already way way over due even 1 week is not acceptable to go without hot water.
Either get a plumber out to fix it asap pay for it yourself keep receipt then personally take this to agency and get a refund or deduct it from rent.
Or phone up agency ask for landlords number to speak to him/her direct, tell them the situation and say the agency has been totally incompatant, you've given them more than enough time to rectify this issue and she how she/ he handles this situation. Remember you have alot of rights as a tennant. Try and get or read a copy of tennancy agreement to refresh your memory of your rights. Don't accept this bullst full stop.

[98elise]

Why do landlords do this????

I own a BTL and when my tenant has any problems it gets fixed ASAP. I want a good tenant to stay for as long as possible, any change of tenant will end up costing me a more time and money than a few repairs.

Far better to have a happy long term tenant.

[Jinx]

REESER said:

please don't just sit back and take this kind of behaviour. Especially when you have a young child too.
1 month is already way way over due even 1 week is not acceptable to go without hot water.
Either get a plumber out to fix it asap pay for it yourself keep receipt then personally take this to agency and get a refund or deduct it from rent.
Or phone up agency ask for landlords number to speak to him/her direct, tell them the situation and say the agency has been totally incompatant, you've given them more than enough time to rectify this issue and she how she/ he handles this situation. Remember you have alot of rights as a tennant. Try and get or read a copy of tennancy agreement to refresh your memory of your rights. Don't accept this bullst full stop.

Do this ^^^

Sounds like the three way valve needs replacing - ten minute job for any plumber.

[Munter]

Jinx said:

REESER said:

please don't just sit back and take this kind of behaviour. Especially when you have a young child too.
1 month is already way way over due even 1 week is not acceptable to go without hot water.
Either get a plumber out to fix it asap pay for it yourself keep receipt then personally take this to agency and get a refund or deduct it from rent.
Or phone up agency ask for landlords number to speak to him/her direct, tell them the situation and say the agency has been totally incompatant, you've given them more than enough time to rectify this issue and she how she/ he handles this situation. Remember you have alot of rights as a tennant. Try and get or read a copy of tennancy agreement to refresh your memory of your rights. Don't accept this bullst full stop.

Do this ^^^

Sounds like the three way valve needs replacing - ten minute job for any plumber.

In the mean time you may be able to manually operate the 3 way valve to heat the water if you wanted to.

[Sir Bagalot]

davidjpowell said:

You have a legal right to hot water.

No you fking don't!

[Sir Bagalot]

As others have said, call the agent, tell them you have already waited a month, and if it's not resloved within 2 days then you will get it fixed and deduct the cost from the next rent payment.

[OllieC]

98elise said:

Why do landlords do this????

I own a BTL and when my tenant has any problems it gets fixed ASAP. I want a good tenant to stay for as long as possible, any change of tenant will end up costing me a more time and money than a few repairs.

Far better to have a happy long term tenant.

I expect that its not the landlord, but incompetent agencies.

Thankfully I am no longer at the mercy of rental agencies, but the national chain that I rented from was quite useless at dealing with any kind of (perfectly reasonable) complaint.

Once I had managed to get the landlord's mobile no. he was perfectly happy to deal with any issues that might arise. I stopped short of telling him what a bunch of chimps the agency were, should have done really, I dont know why I didnt...

[Silver]

OllieC said:

I expect that its not the landlord, but incompetent agencies.

Thankfully I am no longer at the mercy of rental agencies, but the national chain that I rented from was quite useless at dealing with any kind of (perfectly reasonable) complaint.

Once I had managed to get the landlord's mobile no. he was perfectly happy to deal with any issues that might arise. I stopped short of telling him what a bunch of chimps the agency were, should have done really, I dont know why I didnt...

Seconded. I used to have an agent managing my flat. The boiler broke down and they didn't tell me for nearly a week despite repeated calls from the tenant to them, then left a stroppy message on my answerphone saying 'your tenant would quite like a hot shower so can you get it fixed'. Leaving aside the fact I was paying them £80 a month to deal with this stuff, I was livid at the implication that I'd ignored the problem. They certainly didn't get away with that.

I have now binned them and manage it myself.

[princeperch]

Do not withhold rent. The landlord will simply issue a S8 notice and chuck you out.

You are I'm afraid only entitled to a 10% reduction to the rent for lack of hot water/heating.

[davidjpowell]

Sir Bagalot said:

davidjpowell said:

You have a legal right to hot water.

No you fking don't!

Before you speak bks get your facts right!

http://www.letlink.co.uk/letting-factsheets/factsh...

[Sir Bagalot]

It's nt a legal right, more an obligation.

And the landlord could be cheeky and simply tell them to boil the kettle!

Beats me why the land lord doesn't have a Homecare 200 agreement. It's even tax deductable!!

Edited by Sir Bagalot on Tuesday 11th January 23:49

[Sir Bagalot]

princeperch said:

Do not withhold rent. The landlord will simply issue a S8 notice and chuck you out.

You are I'm afraid only entitled to a 10% reduction to the rent for lack of hot water/heating.

Section 8? You might want to verify the circumstances you can issue a S8 under. And where does this 10% come from?

[mk1fan]

To get the pendantry out of the way you have heating but no hot water so the title is wrong.

If no one has been sent out to look at the boiler and it's been over a month then I would say that more than a reasonable amount of time has elapsed in which the LL should have fixed the problem. This puts them in breach of their obligations under S11 of the Landlord & Tenant Act 1985.

I would phone the LA and state that you want the boiler looked at and fixed within 7-days. Make it clear that this is on top of the month they have already had. If it is not then you'll be seeking advice as to you position. I would also state that you expect a discount in the rent for the period that you're without hot water. Repeat this in writing - not a text message - and copy the LL to the address on your tenancy agreement.

There is a very specific procedure to follow if you undertake repairs and deduct monies from the rent.

I too don't know why such 'hands off' LLs don't have a service contract to cover the boiler.

ETA: Do NOT withold rent. Regardless of the LLs actions - or indeed their agents - Courts take a very dim view of tenants witholding rent.

Edited by mk1fan on Wednesday 12th January 07:58

[davidjpowell]

Sir Bagalot said:

It's nt a legal right, more an obligation.

And the landlord could be cheeky and simply tell them to boil the kettle!

Beats me why the land lord doesn't have a Homecare 200 agreement. It's even tax deductable!!

Edited by Sir Bagalot on Tuesday 11th January 23:49

The Landlord and Tenant Act 1985 (LTA) states that where the landlord has granted a lease of less than seven years, or a periodic tenancy, the landlord will normally be responsible:

(a) to keep in repair the structure and exterior of the dwelling, including drains, gutters and external pipes,

(b) to keep in repair and proper working order the installations in the dwelling for the supply of water, gas, electricity and for sanitation (including basins, sinks, baths and sanitary conveniences) but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity, and

(c) to keep in repair and proper working order the installation in the dwelling for space heating and heating water. (Section 11, LTA 1985)

These provisions apply to leases entered into on or after 30 October 1985:

[princeperch]

Sir Bagalot said:

princeperch said:

Do not withhold rent. The landlord will simply issue a S8 notice and chuck you out.

You are I'm afraid only entitled to a 10% reduction to the rent for lack of hot water/heating.

Section 8? You might want to verify the circumstances you can issue a S8 under. And where does this 10% come from?

http://www.letlink.co.uk/letting-factsheets/factsheets/factsheet-8-claims-for-possession-the-section-8-notice.html

The 10% reduction is what the relevant caselaw states you are entitled to. I dont have time to look it all up at the moment but you can take my word for it.

ETA I had a case about 2 years ago where the tenant had no hot water or heating. The landlord did try to mend the boiler but had no luck (it was a Ferroli boiler, say no more). He withheld his rent, the landlord issued a S8 notice, we counterclaimed for disrepair (against my advice to do so) we all ended up in the wandsworth county court where the tenant was made to pay all the back rent, the Claimant's costs (which were 5 figures) and he then ended up getting chucked out of the flat a few weeks later.

If you want to ignore my advice then please do go ahead and withhold your rent and see what happens.

Edited by princeperch on Wednesday 12th January 11:55

[Strangely Brown]

SirBlade said:

I reported to the agency that the combi boiler had stopped working, this was a month ago.
It heats the rads, but there is *no hot water*
They haven't fixed it and don't give a rats a$$. Is there anything I can do (begging them to fix it, as we have a young child doesn't seem to help)

Can't help with the legal/landlord issues but the boiler problem sounds like the diverter valve is broken. If the boiler fires for the heating but not on demand for water then you can work around the problem by forcing the boiler to fire by using the heating controls and then draw hot water whilst it is fired. It might help at least until you get the boiler fixed.