UK Landlord Forum / Life

I've had a young couple as tenants since September - I've spent roughly £750 on issues regarding the flat since their tenantship started.  I do feel that I've spent a lot of money on them.  The flat is let as non-furnished but does include white goods - fridge, freezer, cooker, hob and washing machine.  Just a quick low-down before going on to my main point

Firstly they complained that there was a trickle of water running down the inside of the toilet and that it was costing them money(water is on meter).  Got a plumber to fix it and cost me £85

Then the washing machine went.  Paid £350 for a washer dryer with instillation. 

There was another leek and again I paid nearly £100 for a plumber

He then said that one of the hobs wasn't working.  I got a local workman to have a look at either fixing or replacing.  When he arrived he said that he couldn't do anything with the hob as it had been sealed to the worktop - and if he attempted do remove the hob there was a possibility that the veneer would come free from the worktop.  I asked the tenant if he would be ok with 3 hobs - he insisted on 4 as 1 of the damaged hobs was the large one and he did a lot of cooking.  I suggested that  I buy him a portable large hob that he could just plug into the wall.  Great compromise I thought to myself and he agreed to this.  A few months later he complained that the performance of the other hobs wasn't great but he could get by.  I checked the hobs and they were pretty dam hot when I was touching them.  Anyway about a month ago he again said that the hobs were pretty much done.  I decided to try and remove the hob myself as he was just not going to let it go.  To my surprise I managed to dislodge and remove the hob.  I took some measurements and went straight down the following day to Currys.  Paid over £220 for hob and installation.  There was a backlog of over 2 weeks for installation.  I immediately informed him of the insulation date.  Yesterday I got a phone call from the guy who was fitting the hob - it didn't fit!  Something to do with the plug on the back being too big.  The fitter told me he'd leave instructions with the local store as to which hob I'd need.  But when I went down there the only instructions he'd left were 'too big'.  They suggested at the store that best thing to do was to cancel this order and start the process again.  Got a message off the tenant this evening asking if there were any updates.  I explained the situation and that I would be on the case again tomorrow to try and get this resolved.  He's answered back with this 'In regards to our rent. Would it be possible to have a reduction next month? As this issue with the cooker has gone on for a long time, and even worse now we literally haven't got one'

He if of course right in the fact that they don't have a hob as the fitter has probably taken it out.  But they do have the portable hob.  I feel personally that this is a bit cheeky.  I paid for a good portable hob as a replacement, when the hob finally packed in I was there within one day, and ordering a new one the day after and always informing him of purchases and installation dates.

I've also been informed previously that as the flat is non-furnished there is no responsibility on myself to replace any white goods.  In future I will inform all tenants that all white goods must be replaced by themselves

There is of course another consideration during these strange times.  During the pandemic they have kept paying the rent in full which is something that I should be very grateful as I'm not working as the moment with no furlough.  He isn't working either and his partner has found some part time work somewhere.  I do think that I've acted properly and honestly during 'hobgate' and I want him to be aware of this-  and don't want to give the impression that I haven't by giving him a discount on next months rent.  What would you do in my situation?

I would not give a rent discount.It sounds as if you have acted promptly when dealing with problems.Assuming the portable hob has the same number of plates,he is no worse off.I know someone who has used one of these for months during lockdown,and been happy with it.I always replace white goods regardless of the law,because having them is a definite attraction to many people,they are there when they move in so they expect them to be part of the deal.

Maintenance is part of being a landlord: it's (partly) what the tenant is paying you for. If you let out a property with appliances and white goods then you have a responsibility to keep them in decent working order. Sometimes you'll have a run of expenses and sometimes you won't. It evens out over time.

You could explain that whilst yes they are a tenant, it does not magically mean that replacements happen instantly. You have reacted quickly but you cannot force Currys and workmen/installers to drop everything and come see them. They have exactly the same level of service if they were homeowners.

No discount - its not as if you could ask the bank for a mortgage discount because currys are taking 2 weeks to deliver a new hob.