Toilet valve replacement

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    Toilet valve replacement

    Good Evening, I am writing for an advice. It has been a couple of days that me and my partner were hearing a noise of running water in the toilet. Initially we thought it was just a normal "pipe" noise but yesterday I found out that the noise was from our toilet tank. There was a trickle inside the toilet that forced the tank constantly refill with water. This morning we informed our landlady and we asked if she knew a trustworthy plumber. Her answer was "contact a plumber" and so we did. The "cheapest" plumber we found asked for 110£ for the call and the investigation. His response was that the flush valve was faulty and he already had the replacement in the van so we could fix it. We agreed, he fixed, resealed and tested everything and I payed. Later on I informed my landlady and I sent her the job description of what has been done and how much it costs but she did not mention anything about refounding or even splitting the amount. This is the first time I had to deal with ths situation, who you think should be responsible for the payment? Thank you for the hepl

    #2
    Some would say that fixing leaking tap valves or toilet valves is the responsibility of the tenant. A bit like light bulbs. I am not 100% sure I would want a tenant fiddling with cistern internals, but it depends.

    Have you asked again what you should do. It is a semi-grey area. Toilet valves last for a limited time/number of flushes, and in the old days most people would have been able to fix themselves and would not have required a £110 callout..

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      #3
      Good Evening, we explained her the problem and she told us to call a plumber. I am not an expert of toilet valves and I would not start to play inside the cistern without any knowledge. After the investigation the plumber explained us that the flush was not closing correctly and it was an old model so he changed whole piece including the flush button. In the end the expense was more than 110£

      Comment


        #4
        Originally posted by Ale92 View Post
        Good Evening, we explained her the problem and she told us to call a plumber. I am not an expert of toilet valves and I would not start to play inside the cistern without any knowledge. After the investigation the plumber explained us that the flush was not closing correctly and it was an old model so he changed whole piece including the flush button. In the end the expense was more than 110£
        If I were your landlord I would pay for it (under most circumstances but not perhaps under others - for example if you have rent arrears or were otherwise problematical). As I said there is an argument to be made that it is T responsibility, but I'd only invoke that in exceptional circumstances.

        I wouldn't be happy to have a random plumber either.

        How long have you been in the place?

        Comment


          #5
          We have been in the place since 2018 and this is the first time that I need someone external for a repair. Usually for small issue like light bulbs I always fix it by myself without disturbing her or, for example, I broke the sofa, it was my fault because I am heavy I bought a new one without making problems. We are always punctual with the rent payment. If I was a landlord I would be the same, I would prefer someone that I know to fix stuff but when we asked her if she knew a plumber or if she had any preference she did not suggest anyone. She only answered "contact a plumber"

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            #6
            Do you think I should contact her again tomorrow and try to make a deal?

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              #7
              I'd offer to subtract the whole amount from your next rent payment.

              Comment


                #8
                Do you think I can suggest that to her tomorrow? Am I not really sure of what to say to her or how I could convince her. Moreover, I do not want to spoil our rental business

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                  #9
                  Toilet valves do not routinely need changing. In modern toilets the cistern inevitably requires decouping from the pan and then refitting and is well beyond the DIY capabilities of a tenant, indeed it could cause a major flood if done incorrectly.

                  This in my view was clearly the landlords responsibility, but safe in the knowledge the cost would not be huge they have shirked responsibility in the hope you would pick up the bill.

                  Assuming you have received an invioice/receipt from the plumber, I would contact the landlord again indicating that changing such a valve is the landlords responsibility, and indicating if no payment forthcoming you will deduct from rent.

                  Comment


                    #10
                    Originally posted by andybenw View Post
                    Toilet valves do not routinely need changing. In modern toilets the cistern inevitably requires decouping from the pan and then refitting and is well beyond the DIY capabilities of a tenant, indeed it could cause a major flood if done incorrectly.
                    I agree with you generally but the above really isn't true. I have loads of toilets with very modern Siamp or similar type valves and a) the valves DO routinely get replaced - maybe ever year or two depending how often they are used b) Changing the valve is far easier than changing a tap valve, and certainly does not require removal of the flush mechanism (or removal of anything)

                    Comment


                      #11
                      Yes I have the invoice and the job description form where they say they removed the faulty valve, supplied and installed a new one. I am not an expert of plumbing so if the plumbers suggest to change the whole flush mechanism because it was old and it would create problems I trust him a bit. It is two years that I am in the place and she never suggested that valves needed to be change and thinking of her answer "how it can be old, it is only four years" I do not think they have ever been changed.

                      Comment


                        #12
                        AndrewDod Have to agree, I have had to replace valves in my own property as well as a rental.

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                          #13
                          Section 11 LTA 1985 requires a landlord "to keep in repair and proper working order the installations in the dwelling-house for the supply of water, gas and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences, but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity)". I need convincing that that does not include replacing a faulty flush valve in a lavatory cistern..

                          A bit of a snag is that Ale92 went ahead without the landlord's agreement.

                          Comment


                            #14
                            It sounds to me that the landlord saying 'contact a plumber' means they were presuming that you the tenant was paying for the repair.
                            Seems like a communication mix up. Half each and move on?

                            Comment


                              #15
                              It's the landlord's responsibility.
                              The responsibility is not just to "keep in repair" but to "keep...in proper working order" which means that if something needs routine maintenance because things wear out or need replacing from time to time, the landlord has to do that - they can't just wait until something goes wrong and repair it.

                              I'd tell the landlord that you will subtract the amount from the next rent payment.
                              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).

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