Updating post from Reddit.
Hello, I was wondering if there are any repairs you would allow the tenant to fix themselves and avoid a call out?
Such as Low boiler pressure, the pilot light gone out in the boiler or mould beginning to build up.
What fixes would you allow them to make? Has this been something you have done yourself, such as directed them over the phone, or given them a YouTube video to follow?
I would like to say this isn't to avoid making repairs, it's to avoid a call out when the tenant may be capable of remedying the issue. There also wouldn't be any requirement for them to make the 'repair' if they didn't feel comfortable or capable.
As a general idea, is this something you would feel comfortable with? Or would you rather just have the call out in order to keep complete control of the situation? Also, I suppose for landlords who use agencies to manage their properties, would you be ok with the agency doing this and not sending a person out?
I let my tenants fix anything they want to fix. I encourage them to paint walls, recarpet, whatever they like. I usually agree to pay materials if they do the work.
Sometimes they do a good job, sometimes a crap job, but it almost always seems to result in happy tenants who pay the rent. You would be amazed at the number of people whose eyes light up at the possibility of painting a mural.
I never penalize for doing the job badly or not at all, and I tell them that.
Yes, when I used to rent, my landlord was flexible with me, but I think they also knew I was respectful and quite clear about what, why, and how I was going to do things. I also knew there was a chance that I would move out, and I didn't do anything that couldn't be easily reversed before I left. However, I did appreciate that; I think it can encourage tenants to feel more responsible for the property's maintenance when they feel like it's their home, rather than just a place they rent.
Absolutely this !
Nothing gas, electrical or water as they carry potential risk to life of the tenants and others other than obviously replacing light bulbs.
Other stuff can probably do, but you'd have to be sure the tenant knows exactly what they are doing - for example treating mould wrong (ie not letting the walls dry, decorating over with the wrong paint, etc). You're ultimately taking the risk of damage turning into even greater damage.
I've been in a flat where some genius decided non transpirant paint was the solution to mould in corners - it did effectively fix the issue for a few years but I guess they had mushrooms on the other side of the plasterwall.
Thanks for your reply. I suppose it can be hard to judge whether they are capable or knowledgeable of a suitable remedy. Do you know if they ask about putting the paint on, or did they just do it? Had they mentioned the mould before attempting to fix it?
I don't have any of these answers. Just saw the job after it was done.
It's hard to judge whether someone can do a job, that's why you only let professionals do it. Letting tenants repair stuff can be cheap but might screw you down the line.
Fair enough, I thought it might have been a stretch when I asked. Thanks for your input.
Work in maintenance for landlords, and used to work on the management side of a large portfolio of properties.
Tenant responsibility maintenance was:
Topping up boiler pressure
Basic unblocking of sinks and toilets (I.e. use a plunger or a drain unblocker before we send drainage out)
Tightening loose screws on things like door handles, kitchen units etc.
Changing lightbulbs
Changing batteries in alarms
If we sent a contractor and there is no deeper underlying issue, then the tenant was deemed liable for the charge. We’d apply a healthy dose of common sense - if a tenant with a disability or additional needs needed help, we of course wouldn’t charge them.
I know it will be hard to say, but would you say tenants left issues they were unsure about longer or didn't report them in case they were charged for 'no underlying issuse'. Or was there some sort of proofing/check before it got to you, as a way to reduce an unnecessary callouts
I agree totally with many of the other LLs, but try to judge based on age and previous rental experience. Our agent lets us know the ages (we have an age restriction for the furnished flats). Plus we are in the building so can keep an eye out and be ready to help avert any serious problems.
Forewarning any of them of what maintenance malfunctions often happen if you don't do certain things helps, too. Some younger ones without much previous grown-up rental experience in the unfurnished flat are often just ignorant. Either in their digs at uni, it didn't matter, or at home it was done by homeowner/parent. They are mostly lovely people, but not housebroken beyond taking very long showers, smelling lovely (boys and girls), doing lots of laundry and leaving tidying up till the weekends. I often get asked to pop in to have a look at something they are not sure about in the first month.
Topping up boiler pressure... better hot water supply. Bleed radiators... better heating. Not up to it? That's OK, we will do it, not paying agent's plumber to do that. But FFS if you smell gas, tell us immediately or the agent's 24hr line if we are not here. Had a mature chap who had been in the forces, who but for just plain luck, could have blown us all up.
Not tipping greasy pans down the kitchen sink... wipe out with kitchen roll, soak then wash, no backups. If washer is next to sink, your washer will back up too and not drain, can't get clothes out (that makes an impression!). Tipping leftover boiled unused kettle water down kitchen sink drain also helps with general residue. Clean your washing machine detergent/fabric softener tray and the seal/filter area. I believe in bleach, some don't, but I do. It disinfects and discourages mould in washer trays and in the silicone round tubs and showers when used properly. Silicone looking tired? Tell us. Although I do pull the old out and put new in along with a new toilet seat for a new tenancy. I use 1001 Stain Remover for most carpet stains. It's amazing stuff, I leave a can of it along with descaler spray for the shower stall glass as part of their 'welcome' pack. Make sure all manuals are current and in a brightly coloured clear wallet to be kept in a known location for you and them.
Buy and change their own lightbulbs UNLESS you think the ceiling is too high to do without steps safely, or you don't provide them, or if it is recessed lighting where you might be concerned they will jam the wrong bulb in. BTDT=TSHIRT But my current tenant above me has put in these smart lightbulbs in the high sconces (12 ft ceilings) he has and they are so cool! On my list for when we next change our own). You can learn things from tenants, too!
Pilot light? I haven’t seen an appliance with a pilot light for about 20 years, I’m surprised a pilot light can pass today’s gas safe tests.
I’d show tenants how to add pressure in a sealed system as this needs to be done occasionally and carries no significant risk but I would not encourage them to do other repairs. But some do try to and have to be restrained - I was once called to one of my properties because there was no hot water and when I arrived the tenants were in the process of dismantling the boiler with the aid of a YouTube video!
Thank you for your reply. Yeah, I had a quick Google, and I think pilot light may have been the wrong term. I was thinking along the lines of needing to reset the boiler. I recall that one of the properties I was in a few years ago had a light next to a flame icon, which would turn red if it needed to be reset.
Have there been any other situations where you have thought, you probably could have googled this instead of contacting me? Or are you ok with the 'no question is a silly question' to ensure there are no more big surprises like arriving to tenants dismantling the boiler?
Generally I would not want tenants to attempt repairs without contacting me first. If I couldn’t get there quickly I might explain over the phone how to reset something or add pressure to the heating but generally tenants are not as clued up as homeowners when it comes to property problems (for obvious reasons) and allowing them to attempt repairs could easily do more harm than good, leaving aside the possible safety risks.
Warren v Keen case law pretty much says a tenant can be expected to do anything you would do in a home that you owned and lived in.
For simple repairs and maintenance, yes. I leave a ‘tenant folder’ with instructions for all the appliances and other useful stuff including how to adjust the pressure on the boiler, read the solar meter and change batteries in the burglar alarm. I expect everyone to replace the batteries but boiler depends on the person; had one tenant who did this fine and put up coat hooks on the wall, another one who I didn’t trust to be able to follow instructions to ring a doorbell so went round every single time there were any questions.
Thanks for your reply. Yes, I think tenant folders/ welcome packs are a great idea. I believe (perhaps wrongly or rightly) that there is a significant difference between long-term lets and short-term lets. From my personal experience, at least, when I used to rent, I would receive very little information or just told when moving in (which is easy to forget). However, I know that when I stayed at Airbnbs, the amount of information they provided about the property was surprising.
I am not keen on tenants fixing anything. If they do it wrong they could hurt themselves or damage the property.
Working with your examples - why has the pressure dropped in the boiler, I’d want that checked for cause.
Pilot light gone out - potential safety issue, or potential it’ll go wrong again at 3AM if not checked and then it’s a headache.
Mould - if not dealt with correctly it’ll get worse, and it’ll then be a health hazard.
Just not worth the risk.
If I cannot get tenants to cut the grass they aren’t getting near the boiler
None. My husband goes round and does all the odd jobs. Partly because, as others have said, you don't want them hurting themselves/making it worse, but also because, observing my son's peers/ flatmates at university, even intelligent young people don't seem to be leaving home with the most basic of life skills. Some couldn't even wire a plug.
fair enough, yes it's surprising, when I was student I had to show my flatmate how to use the oven (he was grilling eveything), super clever person but had lived a very sheltered life/ well catered life before moving away from home.
I would not trust them to do anything.
Do a small self fix first. Check the quality or work. Then gradually build up if you're happy.
Nothing, not even painting most can’t do a good job