cooker not working in rented property

[Angry Cat]

I wonder if anyone can advise on the following:

If a tenancy agreement has been entered into with certain appliances working, but subsequently one of the appliances ceases to work correctly, what is the position?

In this particular case, at the begining of the tenancy the oil fired rayburn cooker/boiler was working perfectly, but for the last 10 months the cooker part of the rayburn has ceased to function; the boiler part works fine.

There is an electrical cooker also (for emergencies or, summer use but this antiquated)

Basically, the tenancy was taken out with a fully working rayburn but now only working 50%.

The landlord is aware of the problem but the problem seems to roll on:tinysmile_cry_t:
The problem has arisen due to lack of maintenance/servicing of the rayburn.

[Celestine]

Re: cooker not working in rented property

First step: Put your concern in writing.
Check your tenancy agreement and be sure that such repairs are down to the landlord...almost certainly yes in this case.
Quote relevant parts of tenancy agreement in letter.

At end of letter state that if he fails to undertake repair, you will get the appliance repaired and deduct the cost from the rent.

Set him a timescale, if he fails to adhere to it, write again, just as you would with a court warning.

If he fails to undertake the repair, get it done yourself and deduct it from the rent, get 3 quotes and go with the most reasonable. Keep everything written down.

If he tries to get funny with you about the rent, you will have a nice, reasonable written record of exactly what happened.

[Angry Cat]

Re: cooker not working in rented property

First step: Put your concern in writing.
Check your tenancy agreement and be sure that such repairs are down to the landlord...almost certainly yes in this case.
Quote relevant parts of tenancy agreement in letter.

At end of letter state that if he fails to undertake repair, you will get the appliance repaired and deduct the cost from the rent.

Set him a timescale, if he fails to adhere to it, write again, just as you would with a court warning.

If he fails to undertake the repair, get it done yourself and deduct it from the rent, get 3 quotes and go with the most reasonable. Keep everything written down.

If he tries to get funny with you about the rent, you will have a nice, reasonable written record of exactly what happened.

Good advice, celestine.

All my concerns re: the appliance have been kept to the written word (copies filed).

I actually wrote again regarding the matter a few days ago and am awaiting a reply. If this is unsatisfactory, I will obtain the three quotes as suggested.

Very annoying though, as this matter has been ongoing for 10 months

[Spamheed]

Re: cooker not working in rented property

if you have already informed the landlord of the problem, then inform them of your intention to obtain quotes to remedy the problem, basically give them every opportunity to respond whilst informing them at every turn of your intentions and actons, obtain proof of postings and delivery (registered if affordable.

they would have no legal recourse if they are responsible via the tenancy agreement

[leclerc]

Re: cooker not working in rented property

Am not sure how bad your landlord is but I rang my landlord a few months ago, they got someone in and in the end replaced the oven. If you have a reasonable relationship with them then call them and chase up if nothing done in a reasonable timescale.

[New_Age_Biker]

Re: cooker not working in rented property

Maybe it could be argued that as you have a functioning cooking facility the Rayburn is now only for heating water. I am aware that gas appliances must be checked once a year for a Landlords certificate but do not know of any such requirement for your Rayburn.

Only playing devils advocate AC :-)

It may be worth getting a quote to repair anyway as the amount may be very small and your landlord may then just get on with it.

[Angry Cat]

Re: cooker not working in rented property

Maybe it could be argued that as you have a functioning cooking facility the Rayburn is now only for heating water. I am aware that gas appliances must be checked once a year for a Landlords certificate but do not know of any such requirement for your Rayburn.

Only playing devils advocate AC :-)

It may be worth getting a quote to repair anyway as the amount may be very small and your landlord may then just get on with it.

Rayburn's are not just for heating water, though. Rayburn's are cookers that also heat water; similar to Aga's

The rental is not cheap and the Rayburn is part and parcel of the tenancy.

The cost of the repair will not be inexpensive; an annual service costs approx £500 alone, without adding on the cost of the part and labour.

To date, I have not received a response to my letter?

The saga continues...

[pompeyfaith]

Re: cooker not working in rented property

http://www.tenancyagreementservice.c...bligations.htm

PF

[Angry Cat]

Re: cooker not working in rented property

I have arranged for a Rayburn engineer to visit, in order to provide a quotation for the repair and;
have advised the landlord of same by letter.

Also, I have another question:

When I initially entered into the tenancy agreement, it was for six months but renewable. After the initial six months, the agreement was renewed in letter form but a new agreement was not provided. The tenancy has been renewed since that time orally, over the telephone.

Could the AST tenancy now be viewed as a stat rolling tenancy or, would the original tenancy agreement still apply?

[leclerc]

Re: cooker not working in rented property

I have arranged for a Rayburn engineer to visit, in order to provide a quotation for the repair and;
have advised the landlord of same by letter.

Also, I have another question:

When I initially entered into the tenancy agreement, it was for six months but renewable. After the initial six months, the agreement was renewed in letter form but a new agreement was not provided. The tenancy has been renewed since that time orally, over the telephone.

Could the AST tenancy now be viewed as a stat rolling tenancy or, would the original tenancy agreement still apply?

There should be provision within your tenancy agreement as to the roll over period. I know in mine that the landlord has to give 2 months to get rid of me but I only have to provide 1 months notice to give up the tenancy. Worth a look through the original agreement which may well include a term of that nature.

[Angry Cat]

Re: cooker not working in rented property

Yes leclerc, the notice as per the original tenancy agreement is, two months either way.

[BillandBen]

Re: cooker not working in rented property

Yes leclerc, the notice as per the original tenancy agreement is, two months either way.

There's your answer then

[leclerc]

Re: cooker not working in rented property

I would say then that the terms of the rolling tenancy are the ones that you should go by with regards to notice periods. I'm not sure why you have to ring the landlord to kinda keep the contract since I don't with mine, ie after the first 6 months it is automatically on a rolling period and I only have the one single contract I originally signed.

[BillandBen]

Re: cooker not working in rented property

That's right..... you shouldn't have to call. It rolls over, unless notice is given

[Angry Cat]

Re: cooker not working in rented property

I would say then that the terms of the rolling tenancy are the ones that you should go by with regards to notice periods. I'm not sure why you have to ring the landlord to kinda keep the contract since I don't with mine, ie after the first 6 months it is automatically on a rolling period and I only have the one single contract I originally signed.

Okay, leclerc.
But just to get things clear, the tenancy remains as a six month tenancy (as per the original tenancy agreement) but the notice is two months as per the agreement and the rolling tenancy terms re: notice.

I have actually been in the property for almost five years but have felt a little uncomfortable about not having an up to date, signed agreement.

There is no problem, as the private landlord is reasonable and I always pay my rent, monthly by standing order.