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    #16
    Originally posted by 4567 View Post

    The is a lockable door between the house and conservatory
    I presume you mean the original external door that the conservatory has been built over (as is mine).

    That means it is not intended as general living space, but as a summer room.

    Comment


      #17
      Originally posted by MdeB View Post

      I presume you mean the original external door that the conservatory has been built over (as is mine).

      That means it is not intended as general living space, but as a summer room.
      Yes that's right.

      Comment


        #18
        So a new issue the tenant claims to have (may well be valid) is the boiler has been dropping pressure and my regular plumber can't get out until next Monday (advised to keep topping it up). She phoned tonight and left a voicemail saying it's completely stopped working and red light flashing - no hot water or heating. I understand that I need to fix in 24h and have got an emergency call out from a new plumber for 6pm tomorrow and before I had chance to tell her this she emailed the following:

        "Over the past week, the pressure in the gas boiler has dropped to just above zero, with me
        needing to top it up 5 - 7 times a day. The RED LED indicator light came on today , leaving me
        with no heating nor hot water with temperatures below zero outside. I have phoned you to request
        advice and an emergency plumber; you refuse to take my calls and refuse to respond to them. I
        have repeatedly asked for emergency details for a plumber and electrician, should I have an
        emergency. You have refused to approve this.
        Out of necessity, I have tried to resolve this myself. This has resulted in injury to both my hands
        and head. I have no other means of heating nor of obtaining hot water."

        I replied informing her I will be round at 6pm tomorrow and under no circumstances should she attempt to fix it herself.

        Any advice please??

        Comment


          #19
          You need to triage the problem quickly, but anything like 24 hours should be the time to provide alternative means of heating as some repairs can take over a week.

          Comment


            #20
            What's the betting tenant has unscrewed a bleed nipple somewhere?
            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


              #21
              Or turned the gas off!

              Comment


                #22
                Originally posted by leaseholder64 View Post
                You need to triage the problem quickly, but anything like 24 hours should be the time to provide alternative means of heating as some repairs can take over a week.
                Thanks. I could provide a small gas filled radiator I have if the emergency plumber cannot fix the issue tomorrow. It could be something as simple as the house radiators need bleeding. My concern is she's seemingly going down the claims route saying she has injured herself trying to fix the problem etc. What can I do?

                Comment


                  #23
                  Originally posted by 4567 View Post

                  Thanks. I could provide a small gas filled radiator I have if the emergency plumber cannot fix the issue tomorrow. It could be something as simple as the house radiators need bleeding. My concern is she's seemingly going down the claims route saying she has injured herself trying to fix the problem etc. What can I do?
                  Make sure your landlord's cover is up to date?

                  I wonder if she would take a 'bung' to leave?
                  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


                    #24
                    Originally posted by JK0 View Post

                    Make sure your landlord's cover is up to date?

                    I wonder if she would take a 'bung' to leave?
                    Good call I will double check my insurance.

                    I offered contract exit twice. No bite. She wants reduced rent and to use the conservatory to run her business which is proving tricky in winter as... it's a conservatory! And can't run her business from a residential property.

                    Comment


                      #25
                      You reacted to her complaint about heating failure asap, provided it can be fixed on Mon.
                      Resist any claim for Personal Injury Compensation.
                      Given the new Consrvatory info, I would suggest she is 'trying it on'. and deserves Sevice of a valid s21 and an accurate complete ref for future LLs.

                      Comment


                        #26
                        Originally posted by 4567 View Post
                        My concern is she's seemingly going down the claims route saying she has injured herself trying to fix the problem etc. What can I do?
                        I would consider any injury that your tenant may have sustained to be entirely her own fault - and I would hope that any court would come to the same conclusion if she tried to get them to award her compensation.

                        Even if the repair was urgent, and needed to be attended to immediately, does not make it reasonable for a tenant to attempt to carry out repairs themselves - especially if they do not know what they are doing.
                        If the boiler really needed to be looked at right away and you had 'ignored' her phone calls and not given her details of a tradesman who should be contacted in an emergency, she should have arranged for a qualified person to carry out repairs and then tried to claim back the costs (whether or not she would then be entitled to recover the costs would be another matter).

                        Comment


                          #27
                          Originally posted by mariner View Post
                          You reacted to her complaint about heating failure asap, provided it can be fixed on Mon.
                          Resist any claim for Personal Injury Compensation.
                          Given the new Consrvatory info, I would suggest she is 'trying it on'. and deserves Sevice of a valid s21 and an accurate complete ref for future LLs.
                          Great, succinct advice - thank you.

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