tenant threatening to "take measures"

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    tenant threatening to "take measures"

    Tenant emailed yesterday morning to say boiler was broken and showering in cold water was a "risk to his welfare". I immediately contacted the heating engineer who went round to the property as soon as the tenant finished work. Engineer then emailed to say that he would get price as soon as merchants were open this morning. On quoting around £500+ he said he couldn't guarantee it would be the answer as the boiler is old so we opted to pay 2K for a brand new one, which was immediately ordered for collection tomorrow for installation on Saturday.

    I told the tenant this by email to which he responded "it was not good enough, get the engineer back today to fix it, he could not wait till Saturday. He has guests arriving. He said that risking his welfare was not an option and he would take the "necessary measures" and in the name of humanity it would be courtesy to be a good landlord!!!!

    Now I have a been a landlord for many many years but I am aware that the law is ever changing in the favour of tenants. I feel I have acted promptly and fairly as a landlord, but am I missing something regarding his rights? Cos nothing surprises me these days

    Thanks in advance

    #2
    Think you are being fair but to avoid (hopefully) unpleasantness & council involvement I'd apologies and offer a rent reduction & confirmation you will keep on top of things.

    If he then kicks off again, wait till it settles down then s21 eviction. And verbally (only..) inform him you're confident he'll be happier with maintenance arrangements in his next home....
    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...

    Comment


      #3
      Oh deary me he is a sensitive soul, the time scale you have detailed seems very fair to me, does he not have any friends/family in the local area where he can impose for a few days and use the shower, where did all our Dunkirk spirit go to ! I would write to him detailing your actions and dates just to ensure its documented how fair you are being, even if it were to be fixed the timescale to order the parts (which may not work) would no doubt be longer than Saturday anyway...... i would be looking at S21 when this calms down, he sounds a pain.

      Comment


        #4
        Let's do a timeline:

        Wednesday: (morning) "It's broken". (evening) Engineer inspection.
        Thursday: Obtain quotes. Decides on replacement rather than uncertain repairs. Order replacement.
        Friday: Collection of new appliance
        Saturday: Installation

        On what universal does anyone think that is not reasonable? The landlord is required to make repairs to that he is liable in a reasonable timeframe. What is reasonable depends on the issue.

        Think you are being fair but to avoid (hopefully) unpleasantness & council involvement I'd apologies and offer a rent reduction & confirmation you will keep on top of things.
        I wouldn't.

        If he then kicks off again, wait till it settles down then s21 eviction. And verbally (only..) inform him you're confident he'll be happier with maintenance arrangements in his next home....
        I'd do it on Saturday after the new boiler have been installed and is working.
        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.

        I do not answer questions through private messages which should be posted publicly on the forum.

        Comment


          #5
          Calmly and very briefly, repeat what is going to happen. Don't enter into daft arguments, just keep giving a stuck record response.

          to avoid (hopefully) unpleasantness & council involvement I'd apologies and offer a rent reduction
          Don't.
          Part of being a landlord is dealing with unpleasantness, if you can't handle it, employ an agent.

          Comment


            #6
            Just say to T 'see to in Court then, and issue a valid s21.
            Once notified LL has acted faster than most homeowners to rectify the problem.

            Comment


              #7
              I wouldn't wish to retain a tenant who made vague threats like this. It would be s21 at the earliest opportunity for me

              Comment


                #8
                Well he wont be able to "take measures" before Saturday,will he? (If he does manage something he should be managing all your properties).

                No rent reduction and section 21 unless he's been the perfect tenant for years before and this is a one off.

                Comment


                  #9
                  giving the viewpoint of a tenant I can only wholeheartedly concur with the above. You have been more than reasonable and appear to be being proactive in getting the matter resolved.

                  Personally I have experienced the same in a previous property and my LL suggested it would be "a fun experience" to heat water in the kitchen and carry it upstairs to bathe.

                  I didn't find it a particularly helpful suggestion however it does go to contrast your behaviour with the actions of someone less scrupulous.

                  In these circumstances just get the matter resolved, don't offer any form of rental abatement or reduction and make preparations to get rid.

                  Comment


                    #10
                    Originally posted by lordluvus View Post
                    I told the tenant this by email to which he responded "it was not good enough, get the engineer back today to fix it, he could not wait till Saturday. He has guests arriving. He said that risking his welfare was not an option and he would take the "necessary measures" and in the name of humanity it would be courtesy to be a good landlord!!!!
                    Sounds like your tenant may need a cold shower. Wednesday to Saturday to buy and fit a new boil is more than reasonable.

                    Maybe send him this link:

                    https://www.menprovement.com/benefits-of-cold-showers/

                    Originally posted by lordluvus View Post
                    Now I have a been a landlord for many many years but I am aware that the law is ever changing in the favour of tenants. I feel I have acted promptly and fairly as a landlord, but am I missing something regarding his rights? Cos nothing surprises me these days
                    Unless there is a law that requires landlords to have a garage full of new boilers and an engineer that works when you snap your fingers, I think you're safe.

                    Also intrigued to know what "risks to his welfare" there are by having a cold shower or 2.

                    Comment


                      #11
                      I would reply to his email saying that as I am unfortunately unable to meet his expectations I would be prepared to agree an early release from the tenancy.

                      Comment


                        #12

                        Thank you for the responses.

                        I definitely would not be offering a compensation or rent reduction, nothing breeds more problems than showing that sort of nervousness!!.
                        s21 is tempting, but my London flats are not as quick to fill as they were a couple of years ago...Not sure if that is Brexit causing insecurities.

                        Good news is he has back pedalled now after discussing getting compensation from us with the heating engineer who laughed in his face.
                        Think he may have suddenly realised that we could also take " measures" with the s21

                        Comment


                          #13
                          Originally posted by theartfullodger View Post
                          And verbally (only..) inform him you're confident he'll be happier with maintenance arrangements in his next home....
                          Is that
                          1. verbally in writing, or
                          2. verbally by voice (i.e orally)?

                          Comment


                            #14
                            Originally posted by lordluvus View Post
                            Thank you for the responses.
                            I definitely would not be offering a compensation or rent reduction, nothing breeds more problems than showing that sort of nervousness!!.
                            s21 is tempting, but my London flats are not as quick to fill as they were a couple of years ago...Not sure if that is Brexit causing insecurities.
                            Good news is he has back pedalled now after discussing getting compensation from us with the heating engineer who laughed in his face.
                            Think he may have suddenly realised that we could also take " measures" with the s21
                            You can issue a s21 without acting on it. I'd be giving the b*ggar one every four months from now on, so they don't expire. Therefore not giving him a chance to 'take measures' next time something displeases him.
                            To save them chiming in, JPKeates, Theartfullodger, Boletus, Mindthegap, Macromia, Holy Cow & Ted.E.Bear think the opposite of me on almost every subject.

                            Comment


                              #15
                              Originally posted by MdeB View Post

                              Is that
                              1. verbally in writing, or
                              2. verbally by voice (i.e orally)?
                              2. Nothing in writing or witnessed.

                              Comment

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