small part missing - enormous problem

[Agile]

This is the advice from shelter about the procedure to be followed if the tenant is getting repairs done using the rent money:-


You must follow a specific procedure if you want to pay for repairs and take the cost out of your rent. Otherwise, your landlord can evict you:

Step 1: report the repairs in writing and allow time for them to be done.

Step 2: write to your landlord again, saying that you will do the work yourself and take the costs out of your rent unless the repairs are done within a certain time (eg two weeks). Keep a copy of your letter.

Step 3: once this time has passed, get three quotes for the work from reliable contractors (eg plumbers or builders)

Step 4: send the quotes to your landlord with a letter explaining that you'll go ahead with the cheapest quote unless your landlord arranges for the repairs to be done within a certain time (eg two more weeks).

Step 5: once this time has passed, if your landlord hasn't responded, arrange for the work to be done by the company that gave the cheapest quote

Step 6 : pay for the work yourself and send a copy of the receipt to your landlord, asking them to refund the money. See sample letter 3.
Step 7 : if your landlord doesn't refund the money, write and confirm that you will deduct the money from your future rent. Explain exactly when deductions will start and how long you will withhold rent for.

Be sure to keep copies of all correspondence, and keep accurate records of what you have paid and when.

 

[algas]

I am a landlord & if a tenant has interfered in any way with anything to cause a detrimentel effect then they have to pay them selves & this seems to be the case here , imo the agency are right!

 

[Inky Pete]

I am a landlord & if a tenant has interfered in any way with anything to cause a detrimentel effect then they have to pay them selves & this seems to be the case here , imo the agency are right!

If the installation has been performed in such a way that simply running the heating with the rads turned of can damage the boiler, then I'd say that it's a system design/installation fault. The landlord should be going back to his installer to rectify this - if he can still find him!

Turning a radiator off in your own home is hardly "interfering with something to cause a detrimental effect".

Even if the tennant had been instructed properly not to do this, the landlord would still have to be in a position to prove that they had done so - and even then I dare say a court would find this to be an unreasonable state of affairs. And from what we've seen here, o such instruction took place anyway.

 

[algas]

Yes of course tenants are always the innocent party (not) I have had them do some weird things in my properties & its never them,next doors cat, the bogey man etc.

 

[Agile]

Allgas, can you explain ( technically ) how you think the boiler fault has been caused in this case?

I dont encounter many Ferrollis and dont know if they require an auto bypass to be fitted. Its possible it does need one and that it has not been fitted.

Tony

 

[Inky Pete]

I know what you're saying, but as you know the law puts all the duty of care and responsibility on the landlord.

That's just the way it is, and any landlord who tries to cut corners and duck their responsibilities is ripping off not just their tennants, but also taxpayers forking out for any Housing Benefit claim AND other landlords in the area who are trying to do things properly and making less profit as a result.

 

[algas]

Tony, Did the tenant close the isolation valves on the boiler or just shut down the trv's this is not clear, even if all trv's are shut down there should as you say be an auto by pass fitted or at least a rad left as a by-pass with just lockshields, quite often when dealing with tenants or to that extent customers not all is what it seems, you should know this!

 

[Dan Robinson]

In my experience most landlord;'s are just as daft as tenants. this one was even daft and cheap enough to fit a ferolli.

Unless the boiler valves were shut off I fail to see how any of this is the tenants fault.

 

[Agile]

I once went to a boiler fitted 10' up with no room stat !

All the tenants could do was to turn off the rads when it got too hot!

Actually fitted by a relative of someone on this forum!

 

[norbas]

Sorry I haven't been available for a bit. I do not have any certificates for this new boiler. Maybe because my agreement was due to renew but that was in September so they suppose to post it. I closed the valves in the radiators but that was in middle of the night and stupid accident. Recently they said they want to install a new boiler and they want me to put some money into it. They know I am a student and I do not have money growing on trees.

The engineer I got was my friend's friend and came in the evening. He has got full-time job. He says that he finishes his job late and he has no time to buy it. But how come, the stupid o ring is so hard to get.

I know it looks like my fault, and it probably is, but I think that the boiler was not installed properly, I do not know why. I am going to call Ferroli and find out some details.

The letting agency know I am young so they can play with me anyway they want. I did not have a shower for like three weeks now.

BTW, I was never instructed how to use the boiler. It was installed while I was absent. I agreed to install it while I am out. I was left with a new boiler and random buttons on it. That's it.

The agency think I have to pay for everything. I cannot see my fault here cuz I did not know. I think it is their fault cuz they have not informed me how to use it. But they keep their story and I cannot convince them. If I deduct it from my rent then they my not pay me my deposit back in the future supporting it with the boiler fault.

 

[slapper]

If all you did was to turn a radiator off, then its defo not your fault. Boiler or system should have been fitted with bypass. seemples

 

[norbas]

Seriously? I mean, you know the other two were closed as well. So all of them were closed. The reaction of the boiler seems quite normal. Water was shooting out of it. I don't know.

 

[slapper]

We could be here all day..........If all the rads were shut off, it should have no bearing why the boiler leaked.

If there has been no BYPASS fitted, then thats what could have caused the problem.

Repeat, shutting off rads is not your problem

 

[norbas]

So there was no bypass, and is it required to be there, or could be omitted but I should be informed about it. I think that is the only point that I should mention to the agency. I will give a call to Ferroli as well to find out about that part time delivery. Cheers.

 

[slapper]

Listen up Bro,you need to contact Landlord to get the Plumber back who installed it.

He then needs to show Landlord where the Bypass is fitted, be it on the Boiler or on the system pipework.

Its no good fitting a new o ring if the problem persists..........is it?