Reasonable timescale to complete repaire

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    Reasonable timescale to complete repaire

    My tenant moved in at the end of Jan this year. Last Monday he rang me to say he had no hot water. After trying several heating engineers I got one that would come out the next day with a new part, he reckoned it needed a new heat exchanger even though he hadn't seen the boiler.
    The following day the heating engineer said he didn't have the part & it would be another day.
    While this is going on my tenant is constantly ringing & texting me about when it will be fixed.
    One text said how disappointed that it hadn't been resolved and he wants it fixed ASAP. He suggested I should get British Gas.
    I was let down by the heating engineer and let down by a national company who offered 60-90 minute call out charging £80 per half hour.
    By this time I'd had enough of heating guys and constant communication from the tenant. So I signed up with British Gas for a repair and then a maintenance contract at £30 per month.
    So it's Thursday & I have to travel over an hour to get to my rental property, wait 5 hours at a neighbours until he arrived.
    But wait for it I went into the property and turned the hot water on.
    What came guessed it, boiling hot water!
    It did cool after a couple of minutes but then got hot again.
    So he could wash up, have a bath and the only problem would be the shower.
    While gas man was there he rang me and after telling him he had hot water he gave me a mouthful.
    I did not retaliate but kept my cool, it was hard.
    By Friday it was all fixed and I txt him to say " hot water sorted". Not a peep since.
    He seemed such a nice bloke, appearances are deceptive.
    Last week was hell for me as a landlord and I have since been searching the Internet to find out what is a reasonable amount of time for repairs to be done. Which is how I found this forum.
    I have already made a note of when I will give him his notice and if I get another phone call I'm going to tell him to only contact me by email unless its an emergency.
    Any thoughts?

    If I were you if he is in a fixed period tenancy I'd serve an S21 now. I'd also send him a separate letter telling him that his behaviour towards you in dealing with the gas breakdown was totally unacceptable and that if he needs any further communications with you, it must be in writing.

    To be sure your S21 is valid you could post the start and end dates of the tenancy on here and one of the legals will confirm dates for you to put on your paperwork.


      Thanks for replying. He is on a 6 month tenancy agreement and when that runs out it goes on a month to month basis.
      Our agreement was started 28th Jan. I actually let him move in the 26th and my letting agent didn't change the date to the 26th, he also signed it on my behalf.
      I was planning on giving him 2 months notice in a letter that being, 27th May. Is that ok?


        How did the 27th of May come up?

        A section notice within the fixed term (section 21(1)b) needs to give AT LEAST 2 months and expire anytime from the end of the fixed term. So serve it tomorrow, make sure you put "AFTER the 27th of July" and hope he just leaves before the last day of the fixed term.

        Hopefully you have protected the deposit (if taken) in a scheme within 30 days and have given the tenant the full prescribed information (10+ pages). And if you can prove that, even better.
        All views posted reflect my personal opinion only and do not constitute professional advice which I am not qualified or knowledgeable enough to provide.


          If your T has been an otherwise problem free T then I would overlook this. From what you say you have done your best to get it fixed.

          I give my T's the number of a local company and ask them to arrange for a repair person to come round (it's a company I trust). This means I'm not hanging around or travelling. I don't think it unreasonable to expect the T to arrange for the repairman to come round. After all, if I lived abroad or was ill in hospital and couldn't come running, they'd have a very long wait indeed to get things repaired!


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