Oven light not working

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    Oven light not working

    Hi
    I have a new tenant, a fussy one. I had a new bed base and mattress delivered for him, the first day he moved in complained mattress is too soft so had to replace and lost money on the other one
    Then he called the grill in the electric oven is not working which I knew from previous tenants who didn't mind. So had to fix it, the cost went up from I was quoted because screws were rusty and stuck so took longer for the repairer. I could have bought a new oven for a bit more money delivered, installed and old one recycled.
    Two days ago, the tenant sent me a text saying the oven light is not working. The light bulb theoretically is easy to change and will go and do it but am worried if it turns up to be more than that, like the bulb holder or wiring problem which means another £60 plus parts. The oven is fully functional. Grill, oven, timer, heat temp control are all working. My question: Is a non working oven bulb a must repair item by the landlord?

    #2
    While the light bulb issue might be considered a bit picky, if you are phased by the idea of having to repair or replace items that are no longer working in a rental property then you should review whether landlording is really for you.

    Comment


      #3
      Originally posted by DPT57 View Post
      While the light bulb issue might be considered a bit picky, if you are phased by the idea of having to repair or replace items that are no longer working in a rental property then you should review whether landlording is really for you.
      Opinion is divided on that: https://forums.landlordzone.co.uk/fo...-no-diy-skills

      To answer the question posed by artin: No, unless the tenancy agreement provides to the contrary.

      Comment


        #4
        Repairs are the landlords responsibility, especially if the items where part of the tenancy agreement. The light bulb in my opinion would be a landlords duty to fix, but it's not a priority issue hence within a month to 6 weeks to fix is acceptable. In future if you are providing mattress, I always tell T's if they want to get their own they are welcome to, if I have to then it will be the most economical one, which will not be taking into account a hard or soft mattress - whatever is available.

        Comment


          #5
          Consider yourself lucky, you had a repair to the grill, which you managed to postpone for a long time. Having the oven repaired, it seems unfortunate the bulb needs replacing. If you are worried about the bulb holder, may be the oven needed replacing? So you are chasing good money after bad. Sometimes, these things happen! If you can't change the light bulb, ask the tenant if he can live without it, as you have to change the whole oven. See if he has sympathy....

          As for the mattress, I tend to get neutral ones, but I do ask tenants if they want to buy their own stuff, so they know that what ever I buy will be of my choice. I sometimes, send photos of sofas, which are within my budget for them to choose.

          When the mattresses was delivered, they are sealed, so if the tenant opened it and used it, then he made it hard for you to return / exchange?

          Lets hope he settles down and you don't get a phone call every week....




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            #6
            I bought the same exact bed set base and mattress 6 years ago from the same place for another tenant and never complained. This T moved in and within hours he called the estate agent and told them to it's too soft and can't sleep on it and the agent asked me to replace it as if I am hotel, I did replace and lost money on the other new mattress.

            Comment


              #7
              Originally posted by Flashback1966 View Post
              Consider yourself lucky, you had a repair to the grill, which you managed to postpone for a long time. Having the oven repaired, it seems unfortunate the bulb needs replacing. If you are worried about the bulb holder, may be the oven needed replacing? So you are chasing good money after bad. Sometimes, these things happen! If you can't change the light bulb, ask the tenant if he can live without it, as you have to change the whole oven. See if he has sympathy....


              When the mattresses was delivered, they are sealed, so if the tenant opened it and used it, then he made it hard for you to return / exchange?

              Lets hope he settles down and you don't get a phone call every week....



              The T said the mattress is still sealed, company said they won't take it back if used for hygiene reasons. I am still waiting for the refund, takes 2 weeks. It was bed base and mattress set deal, the base was discounted to half price so I have to pay full price for the base as I am keeping it plus they are charging for collection. It was firm med 13.5 gauge spring mattress, standard spec.

              The oven is about 10 years old, Zanussi, is that too old? My house gas hob/oven is at least 20 years old and still perfect, one ignition repair few years ago.

              It could be a simple bulb change but I am taking the worst scenario because the grill screws were rusted and stuck and this could have similar issue, I hope not.

              Comment


                #8
                Originally posted by ash72 View Post
                Repairs are the landlords responsibility, especially if the items where part of the tenancy agreement. The light bulb in my opinion would be a landlords duty to fix, but it's not a priority issue hence within a month to 6 weeks to fix is acceptable.
                What a dreadful waste and environmental disaster that would be. Every appliance would have to be replaced when one small aspect of it became non-repairable. One would not do that as a normal homeowner (throw out perfectly good and safe ovens with a minor defect, a whole refrigerator with a small crack in a shelf, an oven where one plate will not light). What a dreadful waste. In addition one would batch trivial repairs and only do this when an electrician was needed for something else.

                If it was a great tenant I would assist a little. Otherwise I would tell the tenant to replace the bulb. If the tenant cannot do so for some reason other than DIY incompetence I would schedule a repair within a timescale of a many months - until an electrician is next required for something else (and offer 25p rent reduction). If the oven is due for replacement in the next year or two anyway, I would schedule it for never.

                Let's look after our planet people.

                Comment


                  #9
                  I must admit that it is one of my observations that generation rent has resulted in lots of unnecessary replacements.

                  On the other hand, replacement parts for consumer goods should be available for a at least 10 years, so replacing parts rather than the whole appliance is often possible. Salad drawers are available for my fridge, which is definitely over 10 years, although rather overpriced, and you can cut to size shelves.

                  Comment


                    #10
                    I have landlord license from local council so called the Private rented property licensing - Property regulation and asked them and they told me as far as the oven is fully functional, the bulb doesn't matter. They were very helpful

                    Comment


                      #11
                      Personally, I would not like tenants doing any maintenance work to electric, gas, water installation or appliances that requires the use of metal tools (screwdriver, hammer, spanner, etc) unless they can show me that they are suitably proficient.

                      Replacing light bulbs and unblocking toilet/sink is OK.

                      Replacing an oven light almost certainly requires the use of a screwdriver (and a speialist bulb). Therefore I would do it (if local) or get an electriciian to do it (if one of my further away properties).

                      I want my tnants to be happy in their home and stay a long time and look after the place, so I expect everything I have provided to be working correctly. If I keep thing working, then T is likely to care about my property; If I say "it is not important so I will not fix it", then T is likely think "LL does not care about his property, so why should I?".

                      An argument along the lines of "if it happened in LL home then LL would fix it or live with it" is not reasonable in my opinion:
                      • LL is not paying anyone to provide his living accommodation and appliances, so choosing to live with it is an acceptable choice (for LL) but being forced to live with it is not a choice (for T).
                      • If LL does it himself and breaks something or loses bits, then it is his property he has devalued and can chose to live with the further deterioration or pay to rectify it; if Tdoes the same, then it is LLs property that is devalued and LL will seek to recover from T (so T has no choice about paying for the rectification).
                      • If LL attempts to replace an oven bulb whilst it is turned on and accidentally sticks his screwdriver (or finger) in the socket and is electrocuted, then that was his choice; if T does the same, then LL at the least will feel remorse at forcing T into the dangerous situation for which T was not competent or trained and at worst will be facing criminal charges.

                      Comment


                        #12
                        The tenant needs to fix the issue if it's a light bulb, the landlord if the oven is otherwise broken.
                        Tenants need to change lightbulbs generally, the position of this one doesn't make it any different.
                        When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
                        Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).

                        Comment


                          #13
                          OP's tenant is very lucky indeed - every place I've rented since I left university, I've had to provide my own bed/mattress at my own expense :O

                          Comment


                            #14
                            Replacing light bulb in oven likely needs use of tools and a specialist bulb.

                            I would not want a tenant doing that in my property because of possibility of further damage, loss of parts, or electrocution if T is not competent.

                            Comment


                              #15
                              Originally posted by MdeB View Post
                              Replacing light bulb in oven likely needs use of tools and a specialist bulb.

                              I would not want a tenant doing that in my property because of possibility of further damage, loss of parts, or electrocution if T is not competent.
                              The same risk applies to change a bulb on a ceiling light, no?

                              Comment

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