Licensed hmo heating nightmare

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    Licensed hmo heating nightmare

    Total never ending nightmare with my HMO heating. Newly licensed & now dictates tenants have full access to heating. As you can imagine its knocked up to near 30deg and is on constant - with windows open!.
    Yes we have snow... but even in summer it was like an oven/ bahamas! the wall (dial) thermostat never knocks off due to the front/back door, window opening (smoking etc) drying clothing and because its just tooo high! generally decent tenants - but it only takes 1 to take the piss.
    So the heating has been on constant for months now since council got involved (before id ask them all individually how they wanted it and very fairly set it for them as the boiler is inside someones room. It would therefore not be on when house was empty but came on before they got back in.
    I believe law dictates 18deg in communal areas & id otherwise set the thermostate to 22 anyway.
    In light of gas rises & global concern, I feel there just has to be a way round this where landlords can 'legaly' stop thermostate at 22 temp without being fined?
    just f.y.i, Each room has its own electrical card meter ring and emergency oil dragon heaters - which took pennies and we had always given tokens to them more than they needed! so originally should anyones pattern change a little, then they would pop them on if they felt the cold. This has always been stated upon renting out the room, because afterall who has the heating on on 24/7!!! ...aparently me now!
    Can anyone inlighten me what is deemed 'licensed' acceptable to be done in this situation please? maybe there is a device to be used? The council have already fined me for the 'licence notice' disapearing when a tenant took it down and they did a spot check!! WT*£1750!!! paid 14days £850! and their answer is to tell them not to do it or 'remove them/take them to court' which is contradictory when it is them who are creating this issue now.

    #2
    Do what I do: Have one tenant responsible for bills and paying rent, and the others are his lodgers. Saves an awful lot of hassle.
    To save them chiming in, JPKeates, Theartfullodger, Boletus, Mindthegap, Macromia, Holy Cow & Ted.E.Bear think the opposite of me on almost every subject.

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      #3
      How many households please?
      I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

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        #4
        Google timeostat

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          #5
          Most 'dial' type thermostats can easily be set with a max and min that they can be turned to. It's usually a couple of tabs under the cover.
          Check the user manual for your make, you'll find it online.

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            #6
            Originally posted by shemshem View Post
            The council have already fined me for the 'licence notice' disapearing when a tenant took it down and they did a spot check!! WT*£1750!!! paid 14days £850! and their answer is to tell them not to do it or 'remove them/take them to court' which is contradictory when it is them who are creating this issue now.
            Outrageous. And they say landlords are criminal. Which authority please ?

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              #7
              Originally posted by theartfullodger View Post
              How many households please?
              5 over 3 floors - very large house - rooms are massive 7meters+ incl ensuites & small kitchen

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                #8
                Originally posted by nukecad View Post
                Most 'dial' type thermostats can easily be set with a max and min that they can be turned to. It's usually a couple of tabs under the cover.
                Check the user manual for your make, you'll find it online.
                I wonder if the concil would consider this restricted and not full control - but will look into it - thanks

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                  #9
                  Originally posted by Section20z View Post

                  Outrageous. And they say landlords are criminal. Which authority please ?
                  BMBC (Barnsley). They have also ignored photo proof that I saw taken with my own eyes on date of inspection & ignored the fact they even sent a letter after inspection stating all was addressed as suffucuent for the licence! So the fine, after spot check few weeks later, now is dating breech back a couple of months!! (therefore my 'supposed' non-compliance to requirements! even when new licence was printed out and replaced next working day!) Argued toss with defence lawyer letter (it was brilliant!) made no difference - same department making decision! Will cost me more to further through courts than fine in end. Disgusted & disolutioned by the farse of the process! couldnt even get on phone to any of them!!! and with messages left!!!! (did you know a licensed landlord can get fined also if the rubbish piles up if tenants arent bothered to put the bins out!)

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                    #10
                    Originally posted by Neelix View Post
                    Google timeostat
                    Thank you so much- i didnt think TimeoStat actual allowed set periods in additon to the booster times - but now found out they have 2! (intially thinking a bit unfare for them to get up in the cold, then press button as theyd be out at work by time heating warmed up the place) thanks

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                      #11
                      Sounds like you need to get out of the HMO business, at least in Barnsley.

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                        #12
                        Originally posted by shemshem View Post
                        The council have already fined me for the 'licence notice' disapearing when a tenant took it down and they did a spot check!! WT*£1750!!! paid 14days £850! and their answer is to tell them not to do it or 'remove them/take them to court' which is contradictory when it is them who are creating this issue now.
                        Your council is not helping you at all. You have bought an HMO governed by Suis Generis rules which in effect means you are running a large HMO subject to planning rules and you will need to be a hands on manager. I used to run two such HMOs and I maintained a presence at them several times a week as they need to be managed almost like a small hotel. And yes you need to make sure rubbish is collected. The week following the sale of my HMOs the council were on the 'phone to me demanding the rubbish be dealt with and I took great pleasure in advising them it was no longer my responsibility!

                        In respect of heating in the HMO I suggest that you search this forum for previous discussions where solutions have been offered to your problem. You will find programmable thermostats with fixed maximum temperatures etc will help - but bear in mind you will always have tenants who put the heating on to dry one shirt on the radiator - and yes a tumble dryer was available.

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                          #13
                          Originally posted by shemshem View Post
                          The council have already fined me for the 'licence notice' disapearing when a tenant took it down and they did a spot check!! WT*£1750!!! paid 14days £850! and their answer is to tell them not to do it or 'remove them/take them to court' which is contradictory when it is them who are creating this issue now.
                          Thank me later

                          https://assets.publishing.service.go...ad_IG9_5PA.pdf


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                            #14
                            I have Horstmann timers in my hmos. I’m getting out of the hmo side now - energy bills , council tax going up, tenants not cleaning up in the kitchen, smoking weed (tenants not me!) , tenants bitching to me about each other.

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