LL on call 24/7

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    LL on call 24/7

    Just a question, if the property is not a HMO, is there still a requirement that a LL needs to take calls in the middle of the night, even if it's a emergency or not (you wont know it's an emergency if you don't speak to them, answer the call), and call them during normal working hours. I would expect if it's an emergency for them to sort it out and to then invoice me or send me the receipt.

    #2
    One of the requirements of Selective Licensing in Nottingham is a 24 hr number for tenants to call.

    I have tenants who have dealt pretty sensibly with a burst pipe at night, calling te emergency plumber, but some would not want to, know how to or possibly be able to pay. They might also be concerned about getting any money back, so I think the short answer is yes, you do need to be prepared to take calls in the middle of the night!

    In a well maintained property it shouldn't happen often but If you don't want to ever take a night time call you might need to use an agent!

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      #3
      Originally posted by jpucng62 View Post
      One of the requirements of Selective Licensing in Nottingham is a 24 hr number for tenants to call.
      If that is correct then it is an abuse of the licensing powers.

      > 99% of tenants don't require 24/7 contact with their landlord so it just pushes up all rents for the tiny minority that do.

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        #4
        They are welcome to ring me and leave a message on the answerphone. The phone upstairs has the bell switched off.

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          #5
          It would mean that the T's start standing on their own feet to do some of the work, as it's easy just to call the LL up and say fix it, when they don't understand the difficulties it is to get hold of a trades person etc. After all it's a preparation for home ownership, after all they are meant to manage their finances with UC.

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            #6
            Or use a 24hr answering service. That then only emails and/or 'phones when you want to be 'phoned.

            I've taken the view I'd prefer tenants 'phone me occasionally unnecessarily as long as they know they can get me when it really matters (eg big unpleasant leak)
            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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              #7
              I will happily accept a telephone call any time of the night or day if any of my tenants need help. it's true that you may not know if it is an emergency until you answer the call, but if it is and you don't, you could be making a bad situation worse.

              I don't know about others on here, but I made sure that I have a very good relationship with a plumber, electrician and general handyman. Any of these three will be happy to attend one of the properties the same day (or night). They may be on another job at the time I call them, but they will always attend the moment they are finished there. It means that any issues with the properties get resolved quickly.

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                #8
                That is one of the benefits of having a property manager - no emergency calls from tenants. If you are choosing to manage the property yourself you should be available but it's best to let your tenants know from the start 'what is an emergency'. So they don't call you all the time at ridiculous hours for everything. Think it's best to get involved with these matters rather than let your tenants sort it as by law (depending on the emergency) if it's your responsibility the tenants cannot be blamed for anything that happens. As if the tenants don't sort it and it costs more and the delay has caused more damage it's not their fault. it' yours! It could cost you a lot more in the future and what if their contractor does a crap job and causing more issues. It could get costly. Having clear instructions to your tenants and how things will work would be best to start with.

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                  #9
                  In over 25 years I've only had one real emergency call. I slept right through it. They knocked on my door and I slept right through that too. And the dogs didn't bark. The tenant, who had mental issues, had, apparently, had an argument with the bathroom tap and flooded the house. Nobody switched the water off at the stop tap. The called the fire brigade who switched the water off. The property now has a nice new ceiling in the living room.

                  The other two calls were domestics. Couples who'd got drunk, had an argument, and wanted to know who'd get the property. Called me at 1am on one occasion and 3 am on another.

                  I now make sure tenants know where the stop tap is and what to do if the electric trips or they lose their keys.

                  My phone is on, but downstairs.

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