Back in November the economy 7 water heater started to pack in. After a night of heating there would be little available hot water.

This was about 3 days after the clocks changed. Letting agent got plumber to contact me over phone. He said to alter the clock and call if i didn't work. The problem is it already accounts for the hour difference. Did as he said and ut seems to help a bit but still not enough hot water for even 1 shower even with turning it off while I soap up .

Phoned him again and after first telling me to open it up myself and adjust the thermostat he eventually came out to look at it. By this time I had figured out I can use the boost to get a little hot water (not sure about the elec consumption tho).

This was back in Nov. I am still waiting for it to be repaired. I can get some hot water through boost but this is no use if I want a shower in the morning.

I have contacted plumber and the agent a few time and he is apparently still waitng for a part?

What would be my next step? Can I withold rent? Can I get someone else to fix it and send the invoice to letting agsaent/deduct cost from rent? I was going to contact CAB for advise but thought I would call on the wisdom here first.

This sounds like a similar problem to me. My last landlord's property got repossessed, and this new one is turning into a nightmare as well!

I've just moved into a flat and the hot water heater doesn't work. In fact I've been without hot water for 11 days now. I've told the letting agency, and I've had various plumbers/landlord managing agents phone me but I've been unable to arrange a date to have the repairs done as the plumber wouldn't commit to a timeslot.

Surely the landlord is under the obligation to let the plumber in at his own expense, as I really don't see why I should sacrifice one of my valuable holiday days just to wait for a plumber who may or may not even turn up. Fair enough if the thing broke while I was living there, but the problem was reported by the previous tenants (who moved out in November) so it's not as if they've had insufficient time to fix the thing.

Has anyone been in a similar situation? I've thought of asking the letting agency to deduct £25 from my rent this month in return for waiting for the plumber to turn up, but I kind of know what they would say about that!

Hi there,

Lettings agents are used to these problems (I've reported them and friends have as well). Getting them sorted out is another matter though. They always act as if it has never happened before...... Lying sods...

I was advised by my local tenants advice (part of Wesminster Council) to keep paying my rent and then ask the LL or letting agency for compensation.

I was also told that it was quite reasonable to get the plumber to pick up the key from the agency and/or get someone to go with him. I did try this and it worked.

If the hotwater isn't fixed, then I was advised to write to the LL and the agency (registered letters) given them notice that the repair was needed and specifiying what compensation would be charged until it was done i.e. £25 per day. I did this but it took the threat of the small claims court to get my LL's attention and then in the end we compromised.

Nothing ventured , nothing gained.

It's quite reasonable to ask for repairs to be made, to wait and then do them yourself if the LL doesn't sort it out. However, if we with-hold rent then the LL can try to get us evicted and the process become blurred.

Call another plumber (on the phone) and ask if they can find the missing part. If the LL can't get the water repaired then he needs to replace the boiler. Waiting from November is not on. I went through something similar and found my own plumber. Then wrote to LL, agent and got my own repairs done. LL then paid me but what a drama.

Good luck!

My plumbing is now fixed (hopefully). Everything seems to take so much effort in this country. Oh well, back to trying to get my deposit back from the my last (and now repossessed) property...

Regarding getting your deposit back, if your LL is made bankrupt making it impossible to recover your deposit you can still pursue the LA to recover your losses as they were agents for the LL and they have a duty to ensure the LL complied with their obligations and regulations, just like say an Auction house or car dealer has a duty to ensure the product is what is described.

IF a LL doesn't even have the correct mortgage in place then you can easily sue the LA for failing to fufill their duties of ensuring the property was suitable for renting.

Its another way to get your deposit money and damages back.

Trading Standards would also be interested because they will close up rogue LA's who profit in the business of not carrying out suitable checks on what they choose to advertise as suitable for renting. TS may also help you get your money back as well.

HTH

Thanks for reminding me of trading standards. The place was let on a tenant finding service only, and I only paid 120 quid or something so I didn't think it was worthwhile pursuing them as I don't want to get a bad reputation with the local agencies. The fee was IMHO quite reasonable as a credit check would cost a fair chunk of that.

My deposit is safely with the tenancy deposit service, but getting it back is a long process. I'm waiting till the bailiffs go to the property, then I'll make my move.