Your opinions please: Who should take time off work for the boiler repair man?

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    Your opinions please: Who should take time off work for the boiler repair man?

    The boiler in one of my properties has developed a fault and my tenant is going to call British Gas to come and sort it out (the property is insured under a HomeCare agreement with them, which I pay for). The tenant has made noises to me about being short of annual leave and not wanting to take a day off for the engineer visit. The thing is, I'm in the same boat - I also don't have much leave left (I'm a part-time landlord with a 'day job') and don't want to take a day off for the engineer.

    I know that I'm not legally/contractually obliged to babysit the engineer, but I am interested in what other landlords do/would do in the same situation?

    If it helps, this particular tenant made it clear when she signed up in August that she was not looking for a long term tenancy and would probably be there less than a year. She has not said or done anything since to indicate any different intention. I don't therefore feel inclined to bend over backwards to help her, and am leaning towards telling her that she will have to make her own access arrangements for the engineer.

    Thanks in advance - all opinions welcome!
    10
    Yes, you tight wad - be good to your tenant!
    40.00%
    4
    Nah - her problem - she's off soon anyway!
    60.00%
    6
    IMPORTANT NOTE: If you take any advice given/follow any course of action suggested by me in this or any other post, you do so entirely at your own risk. You must assume that I am not professionally qualified in any particular topic under discussion (and therefore my posts are purely my opinions) unless I explicitly state otherwise.

    #2
    The obligation to repair the boiler is yours. Why should the tenant lose a days pay to enable you to comply with your obligations? You are not really in the same boat as her, you have the benefit of receiving £XXX a year rent whereas the tenant has the dubious pleasure of having to pay it.

    Comment


      #3
      You supply the service (accomodation with heating, hot water etc etc..). It is for you to sort fixing same when it goes wrong. If that means being there with an engineer then tough, it';s part of the job..

      However, a little compromise might be wise to avoid (say..) day off work & 200mile round-trip etc etc.. so some inducement (eg rent reduction.. whatever you think would work..) might be wise to save you some money & keep an (? otherwise?) good tenant.

      I live 500+ miles from some properties I manage myself (don't ask...) and tend to be very flexible over such matters with tenants as I really really really don't need 1000+ mile trip, hotel costs etc etc... Others may take harder-line views...

      Your choice....
      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...

      Comment


        #4
        When I have had this problem I have left a key with the local newsagent with instructions to give the key to the engineer when he gave the "code word" and showed his ID. Costs me a tenner but better than a lost days holiday.

        Comment


          #5
          Originally posted by daveg View Post
          When I have had this problem I have left a key with the local newsagent with instructions to give the key to the engineer when he gave the "code word" and showed his ID. Costs me a tenner but better than a lost days holiday.
          That's fine if the engineer is willing to co-operate with such an arrangement, but increasingly, they aren't. Small independent engineers are more flexible than ones who work for the big companies, but many tend to prefer someone to be there (so they don't get accused of any damage/theft?)
          'Pause you who read this, and think for a moment of the long chain of iron or gold, of thorns or flowers, that would never have bound you, but for the formation fo the first link on one memorable day'. Charles Dickens, Great Expectations

          Comment


            #6
            Doesn't being available to let in a service engineer on a routine appointment come under the Denning umbrella of 'tenant-like' behaviour?

            What do other landlords do when it's time for the annual gas inspection, out of interest?

            Comment


              #7
              My tenants always come to some of arrangement with BG however if they couldn't I would attend. They are now all long term and a hours drive is the further I would have to drive, if longer I would adopt strategy of artful.

              Seem to think BG if pushed will come out at weekend, is that potential solution when tenant at home.

              Comment


                #8
                Eric forgot to add I go round with my independent gas man for annual gas check, I do not use BG for this ,and it is useful to meet tenants face to face as I may not have seen them since last inspection.

                Comment


                  #9
                  A landlord short of annual leave - bless!

                  I always use the same gas engineers/ plumbers for my lets and my own home and have done for the last 15+ years. Mostly my tenants feel confident in me giving the gas guys the keys if the tenants can't be in themselves. If not I will happily drop by while the job is fixed.

                  Continuity is the answer.



                  Freedom at the point of zero............

                  Comment


                    #10
                    Originally posted by Snorkerz View Post
                    The obligation to repair the boiler is yours.
                    The obligation to facilitate reasonable access for repair of the boiler is firmly with the tenant.
                    As this feller memorably said;

                    In this judgement, Denning LJ stated:
                    'What does "to use the premises in a tenant-like manner" mean ? ..The tenant must take proper care of the place. He must, if he is going away for the winter, turn off the water and empty the boiler. He must clean the chimneys, when necessary and also the windows.He must mend the electric light when it fuses. He must unstop the sink when it is blocked by his waste. In short, he must do those little jobs about the place which a reasonable tenant would do. In addition, he must, of course, agree a mutually convenient time with the gas engineer to repair it. Obviously that doesn't mean losing a day's pay, it means working to find a reasonable solution as any reasonable householder would do. "*







                    *With apologies to Lord Denning.

                    Comment


                      #11
                      Originally posted by Ericthelobster View Post
                      Doesn't being available to let in a service engineer on a routine appointment come under the Denning umbrella of 'tenant-like' behaviour?
                      Possibly.

                      The landlord's obligation is to arrange for the repair. Is it not up to the tenant, if she does not want the engineer to attend on his own, to make arrangements for him to get in and be supervised? That is what she would have to do if she was an owner-occupier. I cannot see there is any obligation on the landlord to attend. What if there was some repair needed that was going to take several days?

                      Comment


                        #12
                        Fortunately, all my tenants I've asked have been very accommodating on such matters. Flexibility and cooperation have been key in developing and maintaing the right sort of relationship with good tenants. Two of my properties are two hours away and my current tenants understand this and are very helpful with such matters. Doing little extras and things that are outside the legal requirement of landlords can go a long way when a situation such as this requires a quick response.

                        Comment


                          #13
                          Originally posted by boletus View Post
                          ....... In addition, he must, of course, agree a mutually convenient time with the gas engineer to repair it. Obviously that doesn't mean losing a day's pay, it means working to find a reasonable solution as any reasonable householder would do. "*
                          Errr.., IMHO, b*ll*cks..

                          Any householder (I take it you mean a home-owner...) doesn;t need a gas safety certificate, doesn't need an annual inspection & many - perhaps most ** - reasonable householders don't bother....

                          (** Anyone got any statistics for how many home-owners get GSCs?? We certainly don;t for our gas boiler, but I dutifully do for my tenants..)
                          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...

                          Comment


                            #14
                            Originally posted by theartfullodger View Post
                            Errr.., IMHO, b*ll*cks..

                            Any householder (I take it you mean a home-owner...) doesn;t need a gas safety certificate, doesn't need an annual inspection & many - perhaps most ** - reasonable householders don't bother....
                            Errr.., the discussion is about repairs not gas safety certificates.

                            Comment


                              #15
                              Depends on the tenant and whether they are happy to to allow access without them being present.

                              There's no such thing as a part-time landlord.
                              There is always scope for misinterpretation.

                              If my posts can be interpreted in two ways, one that makes you feel angry and one that doesn't, I meant the latter.

                              Everyday is an opportunity to learn something new.

                              Comment

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