Tennant changing light bulb issues

Collapse
X
 
  • Filter
  • Time
  • Show
Clear All
new posts

    Tennant changing light bulb issues

    My tenant say's he has been changing light bulbs in the lounge on a regular basis and that he uses good quality bulbs.
    I sent in my electrician who tested everything and stated that is was perfectly ok, and that the tenant was using cheap
    bulbs and only using 1 light out of 4. Would it be reasonable to charge the £66 for the electrician to the tenant.

    Cheers
    Rusty

    #2
    Not until the tenancy ends & tenant has left.

    And only when you know what damage & missing off inventory
    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


      #3
      Thanks for the reply,

      though nothing is damaged, more that the tenant has been using cheap bulbs and not using all the light sockets causing the bulbs to blow more often.
      This surly can't be a cost that I would have to bear ?

      Comment


        #4
        Had tenant formally requested you fix bulbs, or did you decide to send sparky round…
        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


          #5
          Originally posted by Rusty99 View Post
          not using all the light sockets causing the bulbs to blow more often
          How does that work, then?

          Comment


            #6
            Originally posted by Ericthelobster View Post
            How does that work, then?
            Yup, didn;t make sense to me either....
            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


              #7
              If there is a transformer that is expecting the load from 4 bulbs, but only one is fitted, it is possible that the rise in voltage causes the one remaining one to burn out quicker.

              Comment


                #8
                Yes tenant said that there was a fault as the bulbs kept blowing, hence sending an electrician round.
                The electrician said that they only had 1 bulb in a light fixture that takes 4 bulbs, guess to save electricity.

                Comment


                  #9
                  If the tenant complained about a fault and the call out was unnecessary then I would definitely try making the tenant pay for it. If only so they learn the fact that their actions can have ramifications if their complaints are unfounded.

                  Comment


                    #10
                    Are we talking standard light fitting & tungsten bulbs or up-lighters, low energy bulbs etc?
                    I just used up 3 long-life bulbs in quick succession, supplied free by energy Co several years ago.
                    The fire brigade stopped supply/fit of 10 year battery smoke alarms because some batteries failed after 2 yrs.
                    Whilst light bulbs are Ts resp, T did alert you to possible electrical problem and you responded appropriately. You now know there is not an electrical fault, so accept the tax deductible £60 call-out charge, this time.

                    Comment


                      #11
                      There has to be a term of the tenancy agreement which can be invoked to charge the tenant.

                      Comment


                        #12
                        The term is usually that the tenant replaces their own lightbulbs, isn't it?

                        Comment


                          #13
                          Originally posted by theartfullodger View Post
                          Not until the tenancy ends & tenant has left.
                          And only when you know what damage & missing off inventory
                          Actually regardless of whether this is payable all not, who or what bit of published ruling says that you can only back-charge a cost due to a tenant when the tenancy ends. As far as I am concerned if T does something that causes an L to incur costs during the tenancy (as opposed to costs to restore a property to inventory-condition at the end of the tenancy) that cost is payable now.

                          (A) Cost incurred > Invoice tenant > T refuses to pay > evict if serious enough

                          Unpaid rent is also payable from deposit if TA specifies.

                          So how is this fundamentally different from

                          (B) T fails to pay rent > Tenant says deposit can be used to reimburse from deposit later > evict

                          Precisely what says that A is different to B?

                          Comment


                            #14
                            Originally posted by JK0 View Post
                            The term is usually that the tenant replaces their own lightbulbs, isn't it?
                            No. It is not that the tenant has not replaced his own light bulbs, but that he complained that the bulbs were burning out too quickly. The landlord asked an electrician to look into the problem. It is highly unlikely that the failure of the tenant to put enough bulbs in the light fitting is a breach of the tenancy agreement. The tenant has not damaged anything. Unless the tenancy agreement provides for the tenant to pay any electrician's bill if he is called out and no fault is found, there would not seem to be any basis for requiring the tenant to pay it.

                            Comment


                              #15
                              Certainy I do not want T burned to a crsp nor costing me unecesasary callout charges.
                              A suitable TA clause may be to make T responsible for first callout charge to non-emergency,to ascertain cause of problem. This to be to be refunded if further remedial work required or if f fault is LLs responsibiiity.
                              Too many Ts expect LLs to provide 24 hr cover for everything, in exchange for rent, or sometimes without rent paid.
                              I would give them similar expectations of owner-occupier+ LL current repairing resps, with rent equating to mortgage interest-only.
                              Still a major benefit as I cannot expect my Mort Lender to undertake any nec repairs/redecoration
                              Let me duck down first!

                              Comment

                              Latest Activity

                              Collapse

                              • Reply to Can I Stay in the Property to Make Repairs?
                                by DPT57
                                Yes, I agree about the acting reasonably and interestingly the legislation seems to allow for this too through the use of the word "include"

                                For the purposes of paragraph (1), the circumstances in which a person (“P”) has a reasonable excuse include cases where....
                                03-06-2020, 17:00 PM
                              • Can I Stay in the Property to Make Repairs?
                                by DJVera
                                Hi all - I'm new to this so apologies if this (or similar) has been dealt with somewhere else!
                                I own a property in the south west but currently live in London. I've been renting the property out privately. My last tenant moved out in January 2020 and I was planning to get quite a bit of (much needed)
                                ...
                                01-06-2020, 13:38 PM
                              • Reply to My tenant lied to me
                                by Uklondoner
                                The rent has to be two months or more in arrears? My case the tenant owe me less than two months can still do the form?...
                                03-06-2020, 16:50 PM
                              • My tenant lied to me
                                by Uklondoner
                                My tenant lied to me saying he missed the first universal credit payment. But actually according to one of my friend the payment normally only take two weeks to come directly to the bank account. What can I do? Can I find a way to let the universal credit directly make overdue rent payment? I really...
                                03-06-2020, 09:54 AM
                              • Reply to My tenant lied to me
                                by theartfullodger
                                As a stupid landlord I take grave exception to your slur, Sir!

                                Next week, amazing, unexpected, revelations that from time2time landlords lie to tenants.............. and agents from time2time lie to landlords AND tenants... and MPs & a particular special adviser seem to lie to most...
                                03-06-2020, 16:22 PM
                              • Reply to Access to sheds
                                by DPT57
                                Possibly, although I was basing my comment on this phrase in the original post:...
                                03-06-2020, 16:21 PM
                              • Access to sheds
                                by endymion
                                Hi. We have been renting a flat for the past decade under an Assured Shorthold Tenancy. The flat is one of five in a single block. The back garden contains a large outbuilding comprising ten sheds. Implicitly, then, two sheds per flat. The inventory does contain the wording 'Garages, Sheds, Outbuildings:'...
                                03-06-2020, 10:09 AM
                              • Reply to My tenant lied to me
                                by Uklondoner
                                Thanks so much !...
                                03-06-2020, 16:21 PM
                              • Reply to Access to sheds
                                by AndrewDod
                                Then you need to go the route I said. Unless there is a lease which specifically defines the demise of Flat X that includes the shed(s) there is no reason at all to explicitly exclude anything....
                                03-06-2020, 16:17 PM
                              • Reply to My tenant lied to me
                                by nukecad
                                As it's UC then as a landlord you need to submit a form UC47 to apply to the DWP for a 'Managed Payments to Landlord', which can include an amount for arrears.
                                However any repayment of arrears granted will be on a 'pay back at so much a month' basis.

                                UC47's can now be submitted online....
                                03-06-2020, 15:51 PM
                              Working...
                              X