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Hi guys I was wanting to ask for your thoughts the tenant reported that the boiler had been broken and I got a gas engineer to come out the next day to try and fix it he said he couldn't fix but it was fixable , so I got another 2 gas engineers coming out the following day to try and fix it and all of them said that it was beyond repair.He's now asking for compensation. Has anyone else been in this situation before ?Your thoughts are greatly appreciatedP.s I've edited to include dates to make it easier to follow T reported on 8th not working ,
2 engineers came out 9th , 1 on 10th may .
I organised for install 13th T declined this day , 14th installedp.p.s he has also paid this month rent short by £200 and i've had several texts and calls read and ignored, ( i'm assuming this is him claiming that compensation)
This has been repaired in a reasonable time scale. Do not accept any liability or offer any compensation.
Manchester based investor. I buy, sell, renovate and rent investment property in East/North Manchester email: email@example.com Call: 0161 681 3724
Hi Martin,You acted in a timely manner and did you upmost to resolve the situation. The tenant declined an installation day, so they can hardly claim compensation! Neither can he make such deductions from the rent. He is technically now in rent arrears.If this tenant has previously been reasonable and paid the rent on time, to keep the peace, you could suggest to him that, as a goodwill gesture, you will offer him £50.00 and ask him to make up the £150.00 missing rental payment to show that he accepts your offer. Also point out that he cannot deduct anything from the rent when you have undertaken the repair in a timely manner, and that he is now in rent arrears.
Vanessa Warwick Landlord and Co-Founder of PropertyTribes.com **If you have got value from Property Tribes, find out how you can support it in remaining a free to use community resource**
I think what you've done is reasonable. It's not ideal but the tenant has to realise things go wrong and you've replaced the boiler in a reasonable timeframe..
If you can try and speak with them and explain. It's a pain not having a boiler but they now have a new one. If it was their own house it would still take a few days to sort.
If they refuse to pay the rent, then simply inform them that they are in breach of the tenancy agreement and you will issue an eviction notice under these terms.
If you let the tenant think it's ok to walk all over you, you are making a rod for your own back.
The standard I've always followed is what would be reasonable for a homeowner.
If it was mid-December and -10 outside and you'd said "phone me in March", that would be unreasonable. However, waiting up to a week for a tradesman is normal.
BTW, any plumber that is immediately available, (unless your very lucky and genuinely catch them between jobs) is not likely to be one that you'd want working on your boiler.
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IIRC if a Council Tenant flags a heating issue between May and Sept inclusive it is not deemed an urgent repair.
£200 for 6 days is wholly disproportionate.
If the property has a "System Boiler" - ie with a separate stored Hot Water cylinder you may want to consider having an Immersion Heater fitted - they are fairly inexpensive and does at least give occupant hot water if boiler malfunctions - though not possible with Combi Boiler which heats water on demand.
the situation is he is in rent arrears nothing else.
personally id look to get rid of him, he knows youve just had to pay out for a new boiler and his first thought is to try to screw another £200 out of you for carrying out repairs in a reasonable time
no point trying to be pleasant with him, recorded delivery letter giving him 7 days to make up the shortfall in rent or youll start eviction proceedings
i tend to find a recorded delivery letter makes people aware that youre serious rather than a text
Thanks for your thoughts everyone, this tenant unfortunately its not the reasonable type at all, he has done this in the past when i bought a brand new freezer and it broke and I ended up giving him £80 for lost food .Subsequents visits and the cleanliness and smell from the fridge and freezer would suggest maybe £10 worth of food in there haha but it's my first time as a landlord and I took pity on a sob story. I have 2 others tenants that are gems and I don't mind to pay extra for little things and all that.Thanks for your opinons that it was reasonable time scale i felt that as well. and was shocked when i receive the rent £200 short , no reply to calls or texts as well normally he responds usually with some lame crap excuse but there is still a response.Yeah i know what you mean about immediately available I went with a Valliant and had an approved installer come out so worth it in the end as they did a good job
I think you are right- if i don't make a stand now (i haven't in the past) then it will simply happen again and again. You are right - time to end this ...
Slowly working towards financial freedom