No heating for 4 weeks

[LEALS]

Hi everyone,

I hope you can help with some advice! I have been a tenant of a property for 6 months now and am having some problems with our Letting Agent.

On the 14th December we reported our Boiler as broken to our Letting Agents. We have hot water as this is run on a seperate immersion heater but we have no heating. Our LA instructed an Engineer to attend the next day. He came but felt our towel rails in the bathroom (which were warm as they are heated through the immersion heater) & thought everything was fine so left - without even looking at the Boiler.

We then had to wait 2 more days for the Engineer to reattend at which time he advised we needed a completely new Boiler. Our LA waited until the following Monday to advise our Landlord of this & he was unhappy with the quotation & wanted a second opinion. Over the next week we had a series of people attend & view the Boiler, each with a different opinion of what was wrong. The last one came on Christmas Eve but didn't mend anything & our LA did not update us as to what had happened leaving us until yesterday to again have to chase them up to find out what had happened.

I was told yesterday (very matter of factly) that we need a replacement part which can't be ordered until at least 4th Jan as the Office is closed for Christmas - which means we will have no heating until w.c. 11th Jan (4 weeks in total).

We were allowed to purchase electric heaters (but spending no more than £50 in total for a 2 bedroom flat!!)

I have asked the LA how we go about compensation but I don't really trust them so wondered if anyone knew where we stood on this?

Many thanks!
Leals :)

[kimmy1307]

Morning, poor you, its the very worst time of year to have this problem! This is an extremely difficult area although it sounds like the first Engineer's service leaves a lot to be desired! The problem with boilers, particularly combi systems, is that every engineer has a different opinion and this leaves the LA in a difficult position with their Landlord. A full boiler replacement is quite a costly repair and therefore most Landlords will want at least two quotes - When another engineer quotes, its fairly likely that they have said the failure is due to some other problem than the first engineer reported and perhaps this is the reason why they are now talking about sourcing a replacement part? However, the LA should have kept you closely infomed of all reports back from engineers to keep you in the picture.

The fact that you have access to hot water is beneficial but the Landlord is still obliged to ensure a satisfactory repair is made within an 'acceptable period dependant on the nature of the failure'. This comment is very open as to what an 'acceptable period' actually is? Unfortunately, the Xmas season and recent weather conditions does not assist either the LA or the Landlord to engage reliable engineers to adequately investigate and repair this major fault - and during all this time you are freezing!!

You mentioned that you were given permission to buy some additional electric heaters, which is certainly a fair consideration from the Landlord for your plight. However, you must consider the additional electricity cost you will incur both for using such heaters and for gaining the hot water via the immersion.

I am not totally sure whether 4 weeks could be considered a particularly acceptable period however, given the Xmas holidays etc. it does seem that, by offering you the storage heaters, the Landlord is aware of your inconvenience. Other more experienced forum members will be able to help decide what is reasonable.

In summary, I would urge you to ensure you have a detailed record of all that has transpired, including any communications you can get in writing (via email perhaps) from the LA. In addition, if I were in your position, I would approach the LA about your increased costs of electricity incurred and would urge them to approach the Landlord for some contribution for the increased costs you will have to pay for the unheated period. That way, everyone will look to get the boiler sorted ASAP to minimise compensatory costs to you whilst at the same time you appear completely reasonable with your requests under such circumstances! If the problem continues to drag on after New Year, I would then push for further reasonable compensation by way of a slight rent reduction for the period you are without heating

Hope this gives you some food for thought and good luck with getting it all fixed quickly:)

[Rodent1]

You mentioned that you were given permission to buy some additional electric heaters, which is certainly a fair consideration from the Landlord for your plight. However, you must consider the additional electricity cost you will incur both for using such heaters and for gaining the hot water via the immersion.

...which will be pretty neglibible when the saving on gas use is factored in !


I am not totally sure whether 4 weeks could be considered a particularly acceptable period however, given the Xmas holidays etc. it does seem that, by offering you the storage heaters, the Landlord is aware of your inconvenience. Other more experienced forum members will be able to help decide what is reasonable.

4 weeks without what exactly ?
Hot water is available and so is heating (by electric heaters)



In summary, I would urge you to ensure you have a detailed record of all that has transpired, including any communications you can get in writing (via email perhaps) from the LA. In addition, if I were in your position, I would approach the LA about your increased costs of electricity incurred and would urge them to approach the Landlord for some contribution for the increased costs you will have to pay for the unheated period. That way, everyone will look to get the boiler sorted ASAP to minimise compensatory costs to you whilst at the same time you appear completely reasonable with your requests under such circumstances! If the problem continues to drag on after New Year, I would then push for further reasonable compensation by way of a slight rent reduction for the period you are without heating

Hope this gives you some food for thought and good luck with getting it all fixed quickly:)

As a LL I would have kept T more informed, but compo would be limited to a decent bottle of wine as a good will measure. LL has fulfilled his obligations.

It is unfortunate that this has happened at a time of year when most people are taking a break and suppliers are shut down for the xmas period.

[kimmy1307]

[QUOTE=Rodent1;180629]...which will be pretty neglibible when the saving on gas use is factored in !

The fact the gas use decreases is because there is no heating. However, that doesn't negate the fact that the tenant does not have the same heating he was enjoying for the monthly rental he was paying pre-breakdown and a couple of electric heaters do not produce anywhere near the same level of comfort.

[Rodent1]

[QUOTE=Rodent1;180629] ...which will be pretty neglibible when the saving on gas use is factored in !

The fact the gas use decreases is because there is no heating.

Well done Sherlock ! (but didn't you mean - no gas heating?)



However, that doesn't negate the fact that the tenant does not have the same heating he was enjoying for the monthly rental he was paying pre-breakdown and a couple of electric heaters do not produce anywhere near the same level of comfort.

Possibly, but it does pretty much negate:
1. Additional electricity costs
2. Any complaint of "no heating for 4 weeks"
3. Any basis for compensation

LL has fulfilled his obligations.

[Snorkerz]

Got to agree with Rodent1

Sympathise with OP but the landlords reponsibility is to supply facilities for heating water and heating space. He has done that. The legislation places no responsibility for paying for the fuel used by these facilities.