Leaking shower - landlord obligations

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    Leaking shower - landlord obligations

    Hi,

    My tenants have reported a shower that is leaking from the back of the electric unit only when it's on. My agent obtained a quote to repair this and it has come to 500 pounds which is quite pricey in my mind. This is to replace the unit and the RCD unit.

    What are my obligations to repair this considering the tenants can still shower OK despite a leak from the back of the shower?

    Thanks.

    #2
    Originally posted by Manic View Post
    My tenants have reported a shower that is leaking from the back of the electric unit only when it's on. My agent obtained a quote to repair this and it has come to 500 pounds which is quite pricey in my mind. This is to replace the unit and the RCD unit.

    What are my obligations to repair this considering the tenants can still shower OK despite a leak from the back of the shower?
    Are you for real? How much do you think it will cost you when the leak sudenly gets worse and electrocutes your tenant?

    That said, £500 sounds a ridiculously large sum for a replacment shower - sounds more like a cost to fit a new one from scratch, ie including new pipework and running new cable back to the consumer unit - is that what's being quoted for and if so, why? Where/what is the RCD unit and why is that being replaced for a leak?

    Comment


      #3
      Hi

      The repairing of an over the bath shower is not an obligation under section 11 of the Landlord and Tenant Act 1985, the main legislation relating to landlord's repairing obligations. However, you may still have an obligation in contract. In other words, did you promise (explicitly or by implication) at the start of the tenancy that you would maintain the shower?

      To help answer that question, a little more detail might be useful. For example, what does the tenancy agreement say? What was said when the tenant viewed the property? Did you make it clear that there were some appliances that you would not repair?

      By the way if I recall correctly when carrying out a repair to the shower unit the electrician will need to check that it is properly earth bonded, that the RCD is functioning correctly and that the unit itself (or any replacement unit) is installed fully in accordance with the manufacturer's instructions (which may also require an RCD of a particular specification, amongst other things). I recently had similar work carried out at one of my properties. Quotes varied between around £120 and over £700. I went for the cheapest and the electrician did a fine job.

      Comment


        #4
        Originally posted by Preston View Post
        Hi
        To help answer that question, a little more detail might be useful. For example, what does the tenancy agreement say? What was said when the tenant viewed the property? Did you make it clear that there were some appliances that you would not repair?

        By the way if I recall correctly when carrying out a repair to the shower unit the electrician will need to check that it is properly earth bonded, that the RCD is functioning correctly and that the unit itself (or any replacement unit) is installed fully in accordance with the manufacturer's instructions (which may also require an RCD of a particular specification, amongst other things). I recently had similar work carried out at one of my properties. Quotes varied between around £120 and over £700. I went for the cheapest and the electrician did a fine job.
        Good point, my contract does say its the LL's responsibility to 'ensure that at the start of and during the tenancy all mechanical and electrical items ... are in repair and proper working order unless the lack of repair is due to the negligence or misuse of the tenant...'

        It's probably best that I get a few more quotes as the proposed solution was to install a new shower unit and RCD. When i last replaced it I just replaced the shower unit with the same model for 60 quid!

        Comment


          #5
          Originally posted by Ericthelobster View Post
          Are you for real? How much do you think it will cost you when the leak sudenly gets worse and electrocutes your tenant?

          That said, £500 sounds a ridiculously large sum for a replacment shower - sounds more like a cost to fit a new one from scratch, ie including new pipework and running new cable back to the consumer unit - is that what's being quoted for and if so, why? Where/what is the RCD unit and why is that being replaced for a leak?
          Very good point. I'll probe the contractor about the new RCD unit and ask about other options. Thanks.

          Comment


            #6
            Would recommend you ask the tenants not to use the shower as there is a high risk of electrocution. I have replaced showers where the leaking water was pouring over of the cable connection and it would only need the flow to go over the live, not the neutral and the tenant to reach for the soap and bang. Also older shower instalation were often not placed on an RCD as the current draw was so high.

            A cheap new eletrical shower should cost you GBP 60 see http://www.screwfix.com/prods/52753/...lectric-Shower

            A retrofit RCB in the meter box GBP 35 http://www.screwfix.com/prods/20793/...e-B-Curve-RCBO

            It should take an 1-2 hours to install depending on whether the plumber needs to move pipes or extend wiring, (sometimes the new shower may have the inlets in different locations and as sure as eggs are eggs the wiring for the old unit will have been cut to fit)

            Comment


              #7
              Originally posted by Manic View Post
              When i last replaced it I just replaced the shower unit with the same model for 60 quid!
              You will no doubt be aware of your obligations under Part P of the building regs (if you DIY a shower change then you need approval from the council buildings regs people).

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