UK Landlord Forum / Life

Hi guys

I've not been here for a while but I do find this useful to share information and get tips. I have a strange pattern of events in my rental home. Current tenant is fine and no major issues for the past few years until this month after the gas inspection visit..

1. My agent arranged a gas inspection and noted a missing part on the gas hob. Agent sent quote for a new hob. After I requested photo's from the agent, tenant found the part and put it back on.
2. Tenant reported a faulty dishwasher, appears tenant had removed a dishrack rail. After I asked for a video they strangely found the rail.
3. Now the oven, they removed a part and the agent has sent a quote for a new double oven. I've asked for a photo from the agent before I do anything.


Weird, what do you guys think is going on?

Quote from: Spiny Norman on June 15, 2023, 04:16:49 PM
Now the oven, they removed a part and the agent has sent a quote for a new double oven.

A few thoughts:

1. How do you know that the tenant "removed a part"? Is that what they have reported to you via the agent?

2. What part has been removed? Is it a normal removable part like the shelf rails - or is it something that normally should not be removed?

3. Have you asked your agent why they are not doing their job? They work for you, not for the tenant. They should be investigating these issues properly before passing the fault or a quote for replacement on to you.

Quote from: HandyMan on June 15, 2023, 08:46:48 PM

Quote from: Spiny Norman on June 15, 2023, 04:16:49 PM
Now the oven, they removed a part and the agent has sent a quote for a new double oven.

A few thoughts:

1. How do you know that the tenant "removed a part"? Is that what they have reported to you via the agent?

2. What part has been removed? Is it a normal removable part like the shelf rails - or is it something that normally should not be removed?

3. Have you asked your agent why they are not doing their job? They work for you, not for the tenant. They should be investigating these issues properly before passing the fault or a quote for replacement on to you.

I actually don't know that the tenant removed a part but I've emailed the agent a list of questions and that's one of them. It's a double oven and it seems like the whole of the front of the lower oven has been taken off. The photo I've seen was from a distance and there was a tea towel obscuring most if it. So you're right and I hope to get fuller information from the agent in the next 24 hours. I just looked at the photo again and it looks like the whole door has been removed! Either way it's definitely something that shouldn't be removed And in the light of the previous two incidents I'm thinking they have done the same with the oven.

Thanks for the thoughts and yes the agent has been asked to find out what isn't working, what happened etc.... I think that's the bit that bugs me the most. Anyway we'll see what the answers look like. Appreciate your comments.

Quote from: Spiny Norman on June 16, 2023, 12:46:27 AM
I just looked at the photo again and it looks like the whole door has been removed! Either way it's definitely something that shouldn't be removed And in the light of the previous two incidents I'm thinking they have done the same with the oven.

Oven doors are user removable. Take a look at the Instruction Manual. They can be taken off for cleaning or to give easier access to the inside of the oven for cleaning. They can be a bit awkward to fit back on if you don't follow the instructions or have the knack of manoeuvring the latches into place.

Of course, this may not be the problem but it's worth checking.

Did you supply the appliance manuals to the tenant? Have you drawn their attention to them?

It sounds like the tenant might be confused,ill or under a lot of stress? ? You don't mention anything about their age, job etc. I would ask the agents to discreetly find out if there is something going on that might be  relevant.

Quote from: HandyMan on June 16, 2023, 06:49:05 AM

Quote from: Spiny Norman on June 16, 2023, 12:46:27 AM
I just looked at the photo again and it looks like the whole door has been removed! Either way it's definitely something that shouldn't be removed And in the light of the previous two incidents I'm thinking they have done the same with the oven.

Oven doors are user removable. Take a look at the Instruction Manual. They can be taken off for cleaning or to give easier access to the inside of the oven for cleaning. They can be a bit awkward to fit back on if you don't follow the instructions or have the knack of maneuvering the latches into place.

Of course, this may not be the problem but it's worth checking.

Did you supply the appliance manuals to the tenant? Have you drawn their attention to them?

Good point about removing the door to clean it. At this stage all I know is that the agent tells me the front has come off and wants me to buy a new one. I will replace it for new if it's not repairable but I'd really need to know and it's looking like my agent isn't to keen to find out and tell me.

If an appliance was in working order until a tenant starting dismantling it, and presumably "losing" the removed section,then I don't see how the landlord should be expected to pay for a replacement. Even if it was faulty,the tenant should have reported it and requested a visit.The agents should be looking into these odd happenings,not just lazily telling you to buy a new one. 

Quote from: heavykarma on June 17, 2023, 04:09:53 PM
If an appliance was in working order until a tenant starting dismantling it, and presumably "losing" the removed section,then I don't see how the landlord should be expected to pay for a replacement. Even if it was faulty,the tenant should have reported it and requested a visit.The agents should be looking into these odd happenings,not just lazily telling you to buy a new one.

Thanks, I appreciate it. I've been a little bemused by all this. I feel like I'm not going crazy now

I have now learned what happened to the oven. In the words of the agent: "they accidentally smashed it"

Quote from: Spiny Norman on June 20, 2023, 12:44:28 AM
I have now learned what happened to the oven. In the words of the agent: "they accidentally smashed it"

You need a new agent. They are not serving you well if all they do in situations like this is to send you a quote for the purchase (and presumably installation) a new oven.

Clearly the tenant is responsible for obtaining a new door for the existing oven.

ok so now I have to replace the oven. The tenant has agreed that they caused it to need replacing and has offered to pay for the repair. However, the oven is rather old, I suspect the part will be unavailable and so I'll have to buy a new oven. If it comes to this how would we work out how much I ask the tenant for? What's fair?

Quote from: Spiny Norman on June 20, 2023, 01:44:55 PM
How would we work out how much I ask the tenant for? What's fair?

1. Guestimate the expected lifetime (L) of the oven in years, which will depend on its make & quality.

2. Note the current age (A) of the oven in years.

3. Find the price (P) of a new oven (including fitting) with a similar specification.

4. Contribution (C) due from tenant =  P * (L - A) / L

Example:

L = 12 years
A = 8 years
P = £700

C = 700 * (12 - 8 ) / 12  = £233

I just bought a new double oven for £305.10... Hotpoint, used code HOT10 on their own site... came to £433.10 all-in, including delivery, installation and removal of the old one (also Hotpoint).

My point is not about blame or share... but more that these items are becoming relatively disposable and a shiny new oven still under warranty will benefit a rental property. If you want one to last decades, it's Miele, right? Anyway, this Tenant (who has never once thanked me for anything I've done - including replacing an electric shower I subsequently found out they broke!) has actually said "thank you". Sure, it sounded somewhat forced, but I'll take what I can get these days.

I replaced it 'cos one of the grill sections had gone a while back and recently it did start making a noise that sounded like the fan was catching on something when starting-up. I think it could've been repaired, but what poor sod wants to grub around inside someone's aged oven with bits of charred food from years ago? I went for ease and known cost of replacement over challenge and unknown cost of repair. If timings allow, wait a bit and impose a modest rent increase to make yourself feel better too.

I would certainly take a contribution from the tenant,given their casual attitude,seemingly expecting you to replace items without bothering to look for them.It might make them buck up their ideas a bit.I would say 25% or so.