Originally Posted by hobbit555
What would you consider a reasonable time for repairs to an immersion heater that has failed. This is the third one that has failed in as many years. We have been without hot water for 7 days now. a plumber did call on day 2 (friday), and blamed the wiring (not that likely)as before I called the letting agent i tested the continuity of the heater which had failed. The plumber rewired the immersion heater and supposedly tested it and told the wife it was working and went on his way. On Saturday I turned the immersion heater on and it sparked and tripped out. I phoned the letting agent on the next working day (mon) and again on Wednesday and now today. We are still waiting for a repair to be carried out. The property is a private let with the owner living in Spain so the agent does everything. The immersion heater is the only form of hot water we have and the central heating is via a log fire and back boiler and isn't particularly warm. Can anyone suggest a way forward that I could follow?
I am the MD of a residential letting agent with 9 offices managing nearly 3000 properties, and issues like the one you are experiencing do happen from time to time.
Your lease will quote S11 of the Landlord and Tenant Act 1985 with regards to repairs performed by the landlord, it will further go on to state that repairs have to happen within 'a reasonable time frame'. The million dollar question is what is reasonable, and without all the facts, a copy of the tenancy agreement it is hard to form a realistic opinion.
What you also need to remember is it may not be the agent not doing the work, but our landlord advising them not to do the work, or wanting another quote etc etc, because your tenancy agreement (I am guessing is an assured shorthold) and that agreement is between you, the tenant and your landlord - remove the agent and you still have to pay rent, and the landlord still has to maintain the property. The agent only has a duty or care to you and is paid and thus takes instruction from the landlord.
Press the agent for some answers, and then threaten going to the property ombudsman for Lettings (if they are a member). That'll get some action.