Tenant access to Gas Emergency Valve

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    Tenant access to Gas Emergency Valve

    Hi Everyone,

    I'm going to be letting an annexe linked to my house (back garden) for the first time. The chap carrying out the gas safety certification was clear that the tenant must have 24x7 emergency access to the main emergency control valve for the entire property, even though the annexe has it's own shut off valve. Unfortunately, the ECV is inside my property.

    So I have a pending query with the letting agent to see if they can hold some keys for my property which can be released to the tenant if there's an emergency and/or find a key holder service.

    Or is there an easier option in terms of leaving a set of my keys with the tenant - I was thinking getting some serialised keys cut and then leaving them in a key safe in the annexe which only the tenant has the PIN code for. But is it overly complicated getting a tenant to accept responsibility for a set of my house keys for emergency use only? Or is this silly?

    Thanks all in advance...

    Adam

    #2
    The agent holding the key doesn't really qualify as the tenant having 24x7 emergency access does it? 5:05pm on a Friday needing access, "I'm sorry you'll have to wait till Monday morning"?
    I am not a lawyer, nor am I licensed to provide any regulated advice. None of my posts should be treated as legal or financial advice.

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      #3
      Sounds silly to me. Who is going to know whether tenant has access to the gas valve or not?

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        #4
        The coroner at the inquest.
        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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          #5
          Originally posted by theartfullodger View Post
          The coroner at the inquest.
          That would be a Darwin award winner though, if he was stupid enough not to use the valve he did have access to.

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            #6
            Check with Local Council Housing Depy and your Buildings Insurer about liability.
            Why would lodger require access to the main Gas cut-off valve?

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              #7
              I bet gas man is a jobsworth. He has been told on his course that tenants have to have access to the main valve, and so parrots this any time that appears not to be the case.

              Now, think about this... When the gas was installed in the annexe, presumably whoever did it must have checked the rules, and knowing that tenant would not have access to the main house, made sure he installed a further valve there.

              O/p's present gas man is too idle to check the rules and just lays down the law as he sees it.

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                #8
                Does the annexe has a seperate meter or shared with the main house.

                I suspect the gas engineer is correct, about 8 years ago i rented a flat above a fish and chip and shared the gas supply untill we waited for the gas company to seperate the supply. (Took about 6 months)

                I too had a seperate cut off valve that they installed in the meantime however i was also given a key for the shop below in case i ever needed to cut the supply on the advise of the gas engineer

                Luckily i never needed to use it.

                Gas can be a killer when it goes wrong, if you have been advised to leave them a key then do so. God forbid anything happens and you ignored the advise you are on a manslaugter charge.

                Maybe put it in one of those break glass in emergency boxes so at least you know if it been used.

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                  #9
                  Originally posted by Usernametaken View Post
                  Does the annexe has a seperate meter or shared with the main house.
                  Both Meters are in the main house and the Annexe has it's own shut off valve...thanks

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                    #10
                    so long as the tenant can isolate the supply as it enters the building. have you though about installing a secondary meter in the annexe, along with a standard shut off valve,. that way its no different than any other tenanted property

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                      #11
                      My husband had our gas meter moved when it was in the way of an extension that was going to be built. It was, surprisingly, quite cheap and it's now outside from inside.

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                        #12
                        I suppose one issue is that if there is an escape of gas while you're not there, then the tenant could turn off their own supply but would still be in danger from the build up of gas in your linked premises.

                        I think I would be extra careful about the choice of tenant and then be prepared to give them a key for emergency use, but set up a very obvious security camera on the entrance.

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                          #13
                          Originally posted by DPT57 View Post
                          I suppose one issue is that if there is an escape of gas while you're not there, then the tenant could turn off their own supply but would still be in danger from the build up of gas in your linked premises.
                          but that's no different from any terraced or semi detached house or even a block of flats is it? what if someone owned two flats in the same block, would they be expected to each have a key to each others flat in case there was a problem with the supply in one of the flats, because it might pose a risk to the other flat??

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                            #14
                            Yes I know, but is it possible that once work is done to extend the gas installation, a higher standard of safety compliance is mandatory? A bit like building regs compliance? I am guessing here but perhaps another contributor will know.

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                              #15
                              Originally posted by adamch66 View Post

                              Both Meters are in the main house and the Annexe has it's own shut off valve...thanks
                              So the tenant has to knock to get access to their own meter?

                              Originally posted by Moy View Post
                              My husband had our gas meter moved when it was in the way of an extension that was going to be built. It was, surprisingly, quite cheap and it's now outside from inside.
                              Seconded. Get two meters both on the outside, accessible with a standard meter key, and and with the main isolation valve in a position both parties can access (and yes, perhaps a secondary valve inside his Annexe.

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