Tenant broken boiler, refusing me access to check it

Tenant broken boiler, refusing me access to check it

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Discussion

RichTT

1,317 posts

138 months

Saturday 9th January
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TheBinarySheep said:
To be honest, I don't want to be a landlord either. This was our first home, we kept it when we moved out and it was valued at £65k. Anyway, 10 years later it's worth about £20k, we're in negative equity and we just keep getting crap tenant after crap tenant. It costs us thousands each year to the point where we're thinking of cutting our losses, taking the money out of our home to pay it off and then just selling it.

But as some on here say, landlords make loads of money and arse the cause of the housing problem.
Had similar. Ex wife lumped me with her old flat in the settlement. Ended up being empty and on the market for over a year trying to sell. Ended up selling almost £30k under asking. Just wanted rid of it. No profits and loads of hassle. Would never do it as a private landlord again.

carreauchompeur

16,756 posts

171 months

Saturday 9th January
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Absolute fkers. My my has just bought 2 BTL flats and this stuff worries the hell out of me.

Absolute cheek, 5 months adrift but FIX MY BOILER NOW!

Direct payment of HB to the tenants is bonkers.

TheBinarySheep

Original Poster:

567 posts

18 months

Saturday 9th January
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320d is all you need said:
Is there a law for 24hr boiler?

When I was renting we had a boiler fault and it was several days before anyone came.

Certainly significantly longer than 24 Hrs.

We had no hot water and it was middle of Summer so managing without a shower for a couple of days was not very hygienic.
Most websites say that we have to fix it within reasonable time. Most sites say 24 hours.

320d is all you need

2,114 posts

10 months

Saturday 9th January
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I see. Well, as far as I'm aware as an ex-tenant there is no law for a boiler to be repaired within 24 Hours.

It needs inspection usually by the owner (if a normal private Landlord) or Lettings Agent and then they would report the fault to an engineer if it's outside of their remit.

As you say, it may just be a pressure fault, or need a reset.

There is no way I would be getting an engineer out without seeing myself. In addition, it is your house, give them notice of a visit and turn up.

TheBinarySheep

Original Poster:

567 posts

18 months

Saturday 9th January
quotequote all
carreauchompeur said:
Absolute fkers. My my has just bought 2 BTL flats and this stuff worries the hell out of me.

Absolute cheek, 5 months adrift but FIX MY BOILER NOW!

Direct payment of HB to the tenants is bonkers.
What really gets to us is that over the years we've considered ourselves to be really good landlords. We decorate the whole house before each tenant moves in, we buy Xmas presents, we fix most problems the same day they're reported and we generally leave the tenants alone unless there's an issue. In reality, we're too soft.

This tenant owes us 5 months rent + whatever repairs we need to do when they leave. The tenant before them leave us having to pay someone to come out and remove all of the belonging they left along with 3+ month of arrears, and another before that we had to take to court to get them out because he was in arrears. This property costs us thousands a year. It's actually cheaper for us to let someone live in the house rent free than it is to leave it empty because we have to pay full council tax when it's empty. The whole system is an absolute joke. I understand that some landlords do underhand things, and some tenants are really hard done to, but when it's the other way around the landlord loses thousands. We're just a normally family with two kids, we're not rich but tenants think they can take the wee wee.

ambuletz

9,603 posts

148 months

Saturday 9th January
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TheBinarySheep said:
crispian22 said:
She's probably growing weed wink
You joke, but the property is in an area where this sort of thing is rife.
but then surely if she was doing something illegal like that then it's more grounds to kick her out instantly? there'd be less protection by the government, regardless of the current covid situation. take pics when she's not looking as evidence.

it's not like the boiler requires you to access every room is it? it's in 1 room. the person could clean that one room.

BrundanBianchi

1,106 posts

12 months

Saturday 9th January
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elanfan said:
I wouldn’t be cooperating with a tenant in arrears, no way. Tell her she’s got no choice either you or no one. Take eviction paperwork with you. If you can’t get it going say you’ll call an engineer once the arrears are paid.
I think the Covid situation makes eviction impossible at present, unless the law has been changed back again.

TheBinarySheep

Original Poster:

567 posts

18 months

Saturday 9th January
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BrundanBianchi said:
I think the Covid situation makes eviction impossible at present, unless the law has been changed back again.
Pretty much this. If they have less than 6 month of arrears you need to give them 6 month notice. If they have 6 month of arrears then you only need to give 4 weeks. Once tenants understand this then they contact universal credits and have the rent paid directly to them knowing that they have 6-7 month before they can be kicked out.

The tenant has replied.

"no not really I'm still not week and need the boiler doing tonight as it's freezing and I have my little cousin here."


Edited by TheBinarySheep on Saturday 9th January 18:24

98elise

19,707 posts

128 months

Saturday 9th January
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TheBinarySheep said:
320d is all you need said:
Is there a law for 24hr boiler?

When I was renting we had a boiler fault and it was several days before anyone came.

Certainly significantly longer than 24 Hrs.

We had no hot water and it was middle of Summer so managing without a shower for a couple of days was not very hygienic.
Most websites say that we have to fix it within reasonable time. Most sites say 24 hours.
If you have offered to come around to do the initial basic checks, then you have satisfied your side of the contract. In your communications about this make sure you say you will attend immediately and at any time that's convenient for her. Make it obvious it's her blocking access, not you being awkward.

She cannot dictate that you pay for an engineer, and you can't be held to any reasonable timescales unless she gives you access. There are many things that it could be, that don't need a Gas Safe engineer.


ST12AT

539 posts

134 months

Saturday 9th January
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Firstly, you are way to nice to be a landlord. It’s a business (your business) not a charity! It is a crying shame that it has to be like that but the rise of shoddy tenants paved the way for shoddy landlords....or was it the other way around?

Secondly, send me the boiler details and the address and I’ll do you a LGSC and a letter to say I attended the property tonight and was refused entry laugh

TheBinarySheep

Original Poster:

567 posts

18 months

Saturday 9th January
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Oh FFS, check out this reply

"and to be honest the only person the boiler when its clearly not working we are no idiots its not pressure etc and needs a professional looking at it not my landlord who just wants a sneaky look at the house before the inspection if this is a problem ican ring the council and ask if they can come tonight tofix it also with me not been welllthere is things like my underwear just lying about and dont feel its apporiate you snooping roumd my property"

Mgd_uk

333 posts

71 months

Saturday 9th January
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I wouldn’t get into it with her.

I would reply stating that once you have inspected the boiler and determined that it requires an engineer you will contact one.

The ignore every other communication from her until she decides that she is happy for you to call to the house any check the boiler out.

What you are asking is not unreasonable.

CorradoTDI

917 posts

138 months

Saturday 9th January
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"my property" - hilarious...

Stuff like this really does boil my p1ss.

Slackline

295 posts

101 months

Saturday 9th January
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TheBinarySheep said:
Oh FFS, check out this reply

"and to be honest the only person the boiler when its clearly not working we are no idiots its not pressure etc and needs a professional looking at it not my landlord who just wants a sneaky look at the house before the inspection if this is a problem ican ring the council and ask if they can come tonight tofix it also with me not been welllthere is things like my underwear just lying about and dont feel its apporiate you snooping roumd my property"
So an engineer can see her underwear, but not you. Is she one of those women out of the 80's porn movies or something!?

DoubleD

18,935 posts

75 months

Saturday 9th January
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Be firm and stick to you inspecting 1st

Mgd_uk

333 posts

71 months

Saturday 9th January
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For her to get the council involved will take days/weeks and numerous letters and communications to you before they will even start requesting that you get the boiler repaired.


Carbon Sasquatch

2,660 posts

31 months

Saturday 9th January
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TheBinarySheep said:
Oh FFS, check out this reply

"and to be honest the only person the boiler when its clearly not working we are no idiots its not pressure etc and needs a professional looking at it not my landlord who just wants a sneaky look at the house before the inspection if this is a problem ican ring the council and ask if they can come tonight tofix it also with me not been welllthere is things like my underwear just lying about and dont feel its apporiate you snooping roumd my property"
Do not ignore any communication - just keep responding & referring to the contract. Make it clear that no expenses will be reimbursed and that the terms of the contract, that she signed, are very clear. You will adhere to the contract completely and respond as soon as practically possible.

Just keep saying the same thing & do not get into a debate about her underwear - very few words - all about the contact and your willingness Ito comply with it. Do not get drawn into discussing anything else or opining on any excuses - keep it factual.

TheBinarySheep

Original Poster:

567 posts

18 months

Saturday 9th January
quotequote all
Mgd_uk said:
For her to get the council involved will take days/weeks and numerous letters and communications to you before they will even start requesting that you get the boiler repaired.
They've been doing their own research and have emailed me again telling me that I'm not engineer so I can't do anything with the boiler anyway.

I've replied saying that I'll speak with an engineer tomorrow and see when both and engineer and myself can attend to fix the boiler. In the meantime, if she needs any electric heaters then I can drop some off.

I'm trying not to get too involved.

ST12AT

539 posts

134 months

Saturday 9th January
quotequote all
Carbon Sasquatch said:
Do not ignore any communication - just keep responding & referring to the contract. Make it clear that no expenses will be reimbursed and that the terms of the contract, that she signed, are very clear. You will adhere to the contract completely and respond as soon as practically possible.

Just keep saying the same thing & do not get into a debate about her underwear - very few words - all about the contact and your willingness Ito comply with it. Do not get drawn into discussing anything else or opining on any excuses - keep it factual.
This is sound advice. As much fun as it would be to take her on a merry ride of boiler bingo you need to keep it squeaky clean.

Wacky Racer

34,369 posts

214 months

Saturday 9th January
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TheBinarySheep said:
Oh FFS, check out this reply

"and to be honest the only person the boiler when its clearly not working we are no idiots its not pressure etc and needs a professional looking at it not my landlord who just wants a sneaky look at the house before the inspection if this is a problem ican ring the council and ask if they can come tonight tofix it also with me not been welllthere is things like my underwear just lying about and dont feel its apporiate you snooping roumd my property"
ffs! Unbelievable.