“Landlords should Aim to Stop Potential Problems before They Start”

Here’s a typical scenario. It’s 10pm on Christmas Eve. The phone rings. It’s your tenant. She’s called to say that water is pouring out of a pipe in the bathroom and flooding the house. 

How should a landlord plan for events like these - and what can be done when they happen?

It seems that experienced landlords check that repairs and fixes will be easy to do even before they buy a house!

For example, landlord Jack Pierson says, “When buying a property I check the fuse box is in the property or somewhere accessible. The same goes for stop cocks and manhole covers for drains. The last thing you want in an emergency is to find that the stop cock is in another property or that the manhole cover has been cemented over!” 

They also make sure their tenants are aware of what to do and who to contact in an emergency. Most give tenants a written set of instructions so that they know what to do to protect the property from further damage. These instructions usually include either their telephone number or those of reliable plumbers, gas people and electricians. Pierson says he talks them through it and leaves a laminated copy on a notice board.

He adds, “Some tenants ignore minor problems until they become serious. I once had a tenant who had water flowing from the toilet overflow pipe outside her flat. Eventually it seeped into the wall of the flat below causing damage to the decoration. An angry neighbour and big claim could have been avoided if the tenant had taken action earlier. “

John Coyne lets out properties in London. He says, “Water leaks can be very expensive if not fixed quickly though damage to decorations should be covered under the insurance, as long as you deal with the problem quickly. As a minimum you should always show your tenants where the stop cock is and how to turn the gas off. I tell the tenants to get in touch if they think there is a problem, even if it proves to be a false alarm”

Another landlord, Andy Parton, lets out properties in north Manchester. He recommends landlords do regular visits and check for things like overflowing pipes, damp smells, flaking wallpaper and short circuiting fuses. He says, “Some things are obvious to spot and often have simple causes. For example damp problems are often caused by poor ventilation.”

One thing all these landlords agree on is the need to get a reliable plumber and Corgi gas engineer. They recommend the Institute of Plumbing and Heating Engineering. They also make a point of paying their plumber and gasman promptly.

If you own a flat, you may have to contact the freeholder’s managing agent, even if it’s just to register a claim or get into another property to stop a leak in an emergency. Some managing agents may suggest you use their tradesmen. However, it’s rare and some landlords complain that whilst most freeholders’ agents are excellent, some are good at just one thing - collecting the ground rent / service charges.

Water leaks in flats are made worse where flats have just bare boards. Landlords who are continually flooded by careless occupiers of flats above should check the flooring in the offending flat complies with the lease terms and keep a record and photos of any damage. If problems continue the freeholder’s agent should instruct a solicitor to enforce the lease. However, getting a freeholder to actually do anything is often a challenge!

Landlords Tips
1. If you are using someone for the first time get a fixed quote for the repair. When you find a good tradesman, pay bills on time and cultivate a good relationship so when the big freeze comes you are near the front of the queue.

2. Remember, whilst the CORGI qualification is a requirement for gas engineers it gives no guarantee as to their plumbing skills.

3. Tenanted properties must be inspected annually by a CORGI registered engineer and have a valid CP12 Landlords’ Gas Safety Certificate.

4. Fix things quickly and keep tenants informed. If the property (or part of it) is uninhabitable following a leak don’t quibble on giving your tenants a rent reduction or waiver – remember lost rent or cost of alternative accommodation is often covered under the home insurance anyway. Check your policy.

5. Smoke detector batteries should be checked every year. Even better have mains wired smoke detectors fitted. Doors should be fire resistant.

6. Read up on the special rules that apply to Houses in Multiple Occupation.

If you do all this, you should find life a lot easier!

Worried about things going wrong in your let properties?

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