Updating post from Reddit.
I moved into a flat at the start of September and within a week my main bedroom light switch had stopped working and come loose. Basically I had to manually put it back into where the switch is until after a few weeks this method wasn't working at all. I tried changing the bulb with my other flatmate's but the switch still wasn't working.
I contacted my letting agent about this who referred me to the property manager. He then sent me a link to a site to log maintenance issues (which didn't work) and so I had to call the property manager over and over again and he was pretty useless (he'd say he'd contacted the landlord or x maintenance person but when I called him a week later he hadn't). Eventually, after a lot of calls by me an electrician came in at the end of October and appears to have fixed the light switch.
Now I am happy that my main bedroom light is working again but after a couple of day I try switching the light on and it simply doesn't work (again). At this point I've been in my apartment around 2 months and my main bedroom has worked for the best part of 9 days. I'm very frustrated by this and I have other maintenance issues that haven't been fixed (like leaking windows) so I ask the property manager for their numbers directly so I can call them (as I don't trust him at all).
I wait a few weeks because I needed a break from dealing with these issuee and in the middle of November I call the electrician to report that I think the light switch is broken again. He says he's fine to come over and ends up coming round early December. Now he comes over and puts in my flatmates bulb into where mine should be and finds that it's a blown bulb - I wasn't in at the time and my flat mate says he wasn't very happy. I realise in hindsight that I should've tried this but the switch had been broken for so long that I just assumed that was still the issue.
Then today (a few days later) my flatmate tests me showing that the landlord has invoiced us for a "Call out" (didn't even know what this was), for reporting a maintenance issue that had already been fixed. My question is essentially is there any grounds for me to dispute this?
I feel like I've been punished for my own landlord failing to properly maintain the flat as I've never had a light switch break and bedroom bulb get blown within two months (or a week in the case of the switch). Also I didn't even know what a call out was and the electrician didn't let me know that there would potentially be extra fees either.
I think it’s reasonable for the landlord to pass on the cost of an electrician’s call out fee to change a lightbulb, to be honest.
Yeah it seems fair. It's just a little frustrating as I feel that this has come about in large part because of poor property management. You're right though I will probably have to just pay the £99.
£99 to change a light bulb! Don’t pay anything without seeing the electricians actual invoice.
Travel £20 1 hour minimum billable time £75 Light bulb £4
Seems about right.
I’m trying to read between the lines here. Can you list everything you’ve complained about. Is it a modern flat or an old one with a lot of disrepair? As a landlord myself I’d give you the benefit of the doubt and not charge the electrician’s bill, but I’m wondering if you’re complaining about minor items a lot - there’s a balance to be struck.
Other complaints made were months ago and were water leaking through windows (causing build up of mould and severe allergic reactions) - we're trying to control the condensation but it's hard and we live in a city that rains all the time so if we leave the windows open there's a risk of more water leaking in.
Only other one was the wooden panels below doors being split in half and causing a hazard. Someone is coming round next week to deal with that.
It's frustrating because these two issues and the light switch one were originally reported back in September but if I have to pay the £99 then so be it.
I wouldn’t pay £99 if what you say is correct. These other matters are things that should be fixed by the landlord. And £99 is an exorbitant call out fee even if it is only a lightbulb that has blown.
£99 for a callout is pretty much dead centre of trades callout fee range.
I’d have said £50 more like it.
Maybe pre covid. My old job was querying emergency repair invoices from trades - nobody charges less than £75 - most are £90 to £125. Callout includes first hour on site.
Entirely depends on what the contracts says but most would expect a tenant to be responsible for changing light bulbs.
Ultimately you asked for an electrician to come out to change a light bulb - it’s naive to think there isn’t any cost to this. I’d say you’re responsible for that and should pay the cost (subject to the tenancy agreement).
The other issues with the property are separate to this.
What does you contract say. Some people do get an electrician in to change light bulbs (Halogen bulbs need to be done in special way). Speak to SHELTER
In a special way? You mean the GU10s? Literally all you have to do is turn the switch off, unscrew the clip, pop a new bulb back in, put the clip back on and.. that's it
This assumes you even have a clip. My current ones don't
Do not touch the Halogen bulb surface or inside reflectors with your bare hands. Oils from skin can lead to breakage or shorten the life of the lamp. Use clean gloves or lint free cloth for installation and removal. Clean any dirt, oil, or lint away from the lamp with alcohol and a lint free cloth or tissue.
There are very few where the halogen bulb is actually exposed - it’s not like a car headlamp.
Ah yeah fair, but yknow other than handling it yourself but even then most have a glass cover around them
Though tbh, for myself the "halogen" fittings are all LED GU10s now