Telephone line

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    Telephone line

    I have a landlord who has put in a telephone line at his own cost when the first tenants moved in.

    I think these tenants had an extension upstairs put in because they used a room as a study.

    Now the landlords new tenants have gone in and complained that the extension upstairs doesn't work.

    The helpful people at BT said they can come out and will charge £106.00 and have diagnosed the problem over the phone (god knows how).

    My question is: Because its an installation problem (supposedly) rather than a line rental/usage problem but carried out by the old tenants. Who's responsibility is it to pay that £106.00?

    God knows why they cant just use the downstairs one.

    Thanks!
    My views and posts are based on my opinion and any advice given is just that, advice. If you decide to act on any advice given it is with the full knowledge that I am not perfect and anything I say could be wrong!

    #2
    Once premises have changed occupants the landlord inherits all the aspects of the previous tenant if they haven't obtained compensation for their perceived misdemeanour. So if the extension doesn't work the new tenants are entitled to its repair. Don't go down the BT route though; telephone lines are simple installations and you could probably find the fault yourself. A wire has probably come loose in the extension socket or the donor socket. Check and see, you can't do any harm.
    The advice I give should not be construed as a definitive answer, and is without prejudice or liability. You are advised to consult a specialist solicitor or other person of equal legal standing.

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      #3
      I agree with what paul has said. But the person who should pay should be the one who did the check out cos the extention would not have been on the inventory and should have been picked up upon. Then the first tenant charged for it being taken out or left in working order.

      Having said that i can understand it not being noticed.

      Comment


        #4
        Thanks guys. With regards to your comments johnboy, the property is massive, unfurnished and the person doing the check out wasn't carrying a phone to plug into the socket. Also I forgot to mention that the strange thing is, it doesn't work as an extension i.e when the downstairs rings the upstairs doesn't but it works when you dial out.

        I'v taken all your comments on board though, many thanks!
        My views and posts are based on my opinion and any advice given is just that, advice. If you decide to act on any advice given it is with the full knowledge that I am not perfect and anything I say could be wrong!

        Comment


          #5
          Can't they just use cordless phones, which plug into the electrical sockets!?

          I must agree that it would of been an absolutely amazing check out if an unworking phone socket was picked up! I know I wouldn't check the phone sockets.

          Kind regards,

          John

          Comment


            #6
            Maybe it was used for broadband and has an ADSL filter fitted?
            I also post as Moderator2 when moderating

            Comment


              #7
              If it isn't on the inventory, can you not just take it out since it isn't supposed to be there in the first place??

              What would a landlord do if a previous tenant left a non-fire resistant sofa in the property and the new tenants told you that they wanted to keep it, but it must be made fire retardant?
              ASSUME NOTHING - QUESTION EVERYTHING!

              Comment


                #8
                Originally posted by Paragon View Post
                If it isn't on the inventory, can you not just take it out since it isn't supposed to be there in the first place??

                What would a landlord do if a previous tenant left a non-fire resistant sofa in the property and the new tenants told you that they wanted to keep it, but it must be made fire retardant?
                Good point...

                Originally posted by Mars Mug View Post
                Maybe it was used for broadband and has an ADSL filter fitted?
                So that would affect the phone line? Interesting...Is there any way of removing this filter?

                Originally posted by MaverickPropertyManagemen View Post
                Can't they just use cordless phones, which plug into the electrical sockets!?

                I must agree that it would of been an absolutely amazing check out if an unworking phone socket was picked up! I know I wouldn't check the phone sockets.

                Kind regards,

                John
                They already have their phones, couldn't possibly ask them to buy a different one....
                My views and posts are based on my opinion and any advice given is just that, advice. If you decide to act on any advice given it is with the full knowledge that I am not perfect and anything I say could be wrong!

                Comment


                  #9
                  Are you sure it is an extenstion and not a different line altogether?

                  David

                  Comment


                    #10
                    Originally posted by davidjpowell View Post
                    Are you sure it is an extenstion and not a different line altogether?

                    David
                    Never even thought of that...you might have just whacked the nail good and proper on the head my friend!
                    My views and posts are based on my opinion and any advice given is just that, advice. If you decide to act on any advice given it is with the full knowledge that I am not perfect and anything I say could be wrong!

                    Comment


                      #11
                      There could be a REN problem (Ringer Equivalence Number). Most lines will not support more than 4.0 REN.
                      JEFFREY SHAW, solicitor [and Topic Expert], Nether Edge Law*
                      1. Public advice is believed accurate, but I accept no legal responsibility except to direct-paying private clients.
                      2. Telephone advice: see http://www.landlordzone.co.uk/forums/showthread.php?t=34638.
                      3. For paid advice about conveyancing/leaseholds/L&T, contact me* and become a private client.
                      4. *- Contact info: click on my name (blue-highlight link).

                      Comment


                        #12
                        Originally posted by jeffrey View Post
                        There could be a REN problem (Ringer Equivalence Number). Most lines will not support more than 4.0 REN.
                        Hmmm yes, that's what someone else has told me since posting. I mis-heard them and thought they said REM, the well known and rather depressing band, and thus dismissed the idea.

                        Eeeee it could be anything...i'll just rip it out
                        My views and posts are based on my opinion and any advice given is just that, advice. If you decide to act on any advice given it is with the full knowledge that I am not perfect and anything I say could be wrong!

                        Comment


                          #13
                          Originally posted by Sorrel View Post
                          Hmmm yes, that's what someone else has told me since posting. I mis-heard them and thought they said REM, the well known and rather depressing band, and thus dismissed the idea.

                          Eeeee it could be anything...i'll just rip it out
                          Not REM, no- "rip it up [out?] and start again" is Orange Juice. That's when the pips start, unless Gladys Knight's there, and the operator says 30c. more for the next three minutes, sir...
                          JEFFREY SHAW, solicitor [and Topic Expert], Nether Edge Law*
                          1. Public advice is believed accurate, but I accept no legal responsibility except to direct-paying private clients.
                          2. Telephone advice: see http://www.landlordzone.co.uk/forums/showthread.php?t=34638.
                          3. For paid advice about conveyancing/leaseholds/L&T, contact me* and become a private client.
                          4. *- Contact info: click on my name (blue-highlight link).

                          Comment


                            #14
                            Originally posted by Sorrel View Post
                            So that would affect the phone line? Interesting...Is there any way of removing this filter?
                            I have cable broadband so can't speak from experience, but as I understand it the ADSL filter to a computer would separate the voice calls from the broadband, so it would not ring as you describe. Since it might have been in a study that might make some sense?
                            I also post as Moderator2 when moderating

                            Comment


                              #15
                              I think broadband is a red herring. Legally BT are responsible for everything up to the incoming box on the wall (usually easy to identify if it is about 10cm square as only the bottom half unscrews). Your system may be too old for this but check. Users are only supposed to make connection after this box as there are "technical bits" inside, resistors etc that make it work. If the upstairs extention is another "master" box then you probably have two lines. Try ringing your mobile and see if you get different numbers appearing on the display. Another test would be if you can get a phone line dial tone on both phones make a call down staris and see if the upstairs phone still has the dial tone or you can hear the other call.

                              Essentially extensions only have three of the typical 6 wires connected. two do the phone line bit and the third one does the ringing (from memory). therefore the suggestion of a lose wire on that third line makes sense if it is the same number.

                              In terms of the legal obligations to repair it is not a mandatory repairing issue. Essentially, unless you made specific reference to the features, the tenant simply presumed that is worked. This is a very common problemin new buiold where they put in TV and phone points but no line is connected to the hosue and there is no TV aerial.

                              Having said that the cost is nothing compared to the cost of reletting and keeping the tenant's good will.

                              Comment

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