UK Landlord Forum / Life

Hi

I am a new landlord and currently I've faced a few maintenance issues as I expected, however my wife has Raised an interesting point. How do I generally know that these issues have occurred and have been resolved and how do I trust the agent's traders? Is it even possible to do so?

my most recent maintenance repair was a kitchen tap that wouldn't stop leaking. It was replaced however I am of the understanding that taps can be repaired with a washer or a cartridge. Does anyone have any advice or tips on how I can ensure the best care is taken of my property. having said that how does the agent even know they can trust a trader? is this all a game of luck and hope without any certainty that there is someone genuine sat behind the phone or behind the wheel of a maintenance van?

The tap replacement and tap itself cost me £145.

on a side note my agent includes free gas safety certificate annually which is a bit of a bonus, does anyone else have any perks from the agents because it seems there's very few!

The best perk is dispensing with their services full stop. Remember, the Agent is someone you employ to look after your interests but someone who doesn't care about your interests, in fact is someone who only cares about their own interests... nothing exactly wrong with that, it's the way of the world, but many Landlords don't grasp it. The Agent should be expected to overcharge you, to possibly charge you for jobs that don't need doing, to possibly charge you for jobs that haven't really been done, and to take a mark-up / kickback / admin. fee each time (20%?)... but it's all OK, because the free GSC will keep you sweet.

You write "The tap replacement and tap itself cost me £145."
Do you want justification?

How about:
Call out charge £50
One hour (rounded up) to change £50
New Tap £50
VAT £30
Letting Agent Skim £20
Total £200

You got a bargain!!

You have to assume the letting agent is skimming.  Its something you have to accept if you want to be a landlord and let the agent organise that kind of thing..
The other way is to do it all yourself - if you are able.  Are you DIY competent? Are you in the location?

Yes a tap can be repaired with a new cartridge.  Here is an example (luckily for me it was in my own home) but if it were a tenanted property you can imagine the agro
Tap in basin in W/C won't turn off.  Cartridge gone. Open up tap, remove cartridge - bloody non standard -each cartidge has 4 key dimensions and there are hundreds of cartridges...call plumbing shops locally as cannot source from Toolstation/B&Q/Wickes/Screwfix/Travis or Plumbsure... am told to replace the whole tap - this is a concealed wall sink so I have to remove the whole unit and break up the caulking  .  Luckily I find it on ebay, wait for delivery 4 days - drop in cartridge hey presto - job cost £5.00 time taken 4 days.  All OK as it was my house but can you imagine a plumber faffing around like that on a tenanted property or tenant waiting for 4 days?  You have to accept things are more expensive if you are not doing them.

Having said that these days I do less than the old days (when money was more important than time) simply cos I am older (and now time is more important than money) but also more regs require more certified work:

1. Always have tenants on Whatsapp.  They have to send me a picture/movie of the problem before I do anything - this can easily save you one trip to investigate something - and actually speeds things up if you are out/at work/doing something less boring instead
2. If you use the agent's tradesman you can always ask for specific materials to be used or have the materials invoice sent to you (although you agent might want to charge an admin fee for that!)
3. You have a standing arrangement with the agent nothing other than complete emergency is done without your approval
4. Over time you will get to know how much a job costs - or you could use Checkatrade - honestly never been let down by folks on this website and once you know/used them its easier the second time.
4.a So always ask up front how much


As Hippo is indicating in his style - the GSC is probably been charged to you in more ways than one! Coffee - smell it.

 

They also carry out a free electric certificate.

Haha. But I know that won't compare to some of the costs such as 20%. Is that even allowed. I was made to believe it's 10% they can legally put a mark up with.

An uncle of mine used an agent that doesn't charge any maintenance but included it all in his commission fee, of like 10/ 11 %. Apparently they had in house engineer who did the labour so uncle only paid materials... He was down south though.

They can charge what they like..- no legal limit.

Dont get Hippo started on the Free Electrical Certifcate !!  - perhaps too late.

I would love to know the Uncle's agent/area....?

Hi Angry landlord...

I wasn't complaining about the tap, it was just the recent one and a discussion to get some hints and experience off you guys.

Thanks for the suggestions, I'll see if I can implement some of them.

Haha, I think the gas safety and electric certificate at least keeps me on the better side of the law and gives me good defence if there is ever an accident.

I'll find out the name of the agent, I find some of the things he said quite refreshing about his experience, though he's in heaven now, his daughter manages his properties.

You don't mention if you live near your rental place.For some years I have had my own list of trusted tradesmen,and unless there is an emergency, I arrange repairs.It's not just the standard 15-20% commission that bumps up the bill.Agents have their own stable of contractors,often big companies with offices,VAT etc.The prices will be high to begin with. Be sure,you will be ripped off.

Great idea about Whatsapp.  Have your trusted workmen and treat them well, they can save you pounds in the long run.  Try and use ones that are used to dealing with tenants who can sometimes be difficult.