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No hot water - should I get a rent decrease

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  • 04-04-2017 7:15pm
    #1
    Biffoland
    Registered Users Posts: 23 ✭


    I've been without hot water for the past 24 days. The immersion isn't working and the electric shower has developed a fault and can't be used. So out of 2 showers I can use neither. My landlord now says he has someone booked in to fix the immersion this week. I haven't had any extra costs, as there are showers at work, it's just been very inconveniencing, especially at the weekends when I don't have access to an alternative shower, and also for shaving, washing dishes, etc. My question is, given I've been without hot water for the best part of a month, should I be asking for a decrease in rent for this month and how much of a decrease? Would 10% be acceptable?


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    #2
    roy rodgers
    Registered Users Posts: 1,492 ✭✭✭roy rodgers


    Biffoland wrote: »
    I've been without hot water for the past 24 days. The immersion isn't working and the electric shower has developed a fault and can't be used. So out of 2 showers I can use neither. My landlord now says he has someone booked in to fix the immersion this week. I haven't had any extra costs, as there are showers at work, it's just been very inconveniencing, especially at the weekends when I don't have access to an alternative shower, and also for shaving, washing dishes, etc. My question is, given I've been without hot water for the best part of a month, should I be asking for a decrease in rent for this month and how much of a decrease? Would 10% be acceptable?

    And if you owned the house and you had to wait for a tradesman to call around are you gonna be reimbursed??
    He is on the ball and said he's getting someone out asap so the landlord is doing their best.

    If I had a tenant like that I'd give them theirs months notice more like it!!!!


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    #3
    bee06
    Registered Users Posts: 4,514 ✭✭✭bee06


    roy rodgers wrote: »
    And if you owned the house and you had to wait for a tradesman to call around are you gonna be reimbursed??
    He is on the ball and said he's getting someone out asap so the landlord is doing their best.

    If I had a tenant like that I'd give them theirs months notice more like it!!!!

    The OP said 24 days not 24 hours. I hardly call that on the ball!


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    #4
    Michael D Not Higgins
    Registered Users Posts: 7,223 ✭✭✭Michael D Not Higgins


    I'm assuming the immersion and electric shower didn't both break at the same time. Why wasn't the first one fixed when it broke?


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    #5
    stevek93
    Registered Users Posts: 3,088 ✭✭✭stevek93


    roy rodgers wrote: »
    And if you owned the house and you had to wait for a tradesman to call around are you gonna be reimbursed??
    He is on the ball and said he's getting someone out asap so the landlord is doing their best.

    If I had a tenant like that I'd give them theirs months notice more like it!!!!

    It doesn't take a month for the shower to be fixed. Shower here broke and landlord was out the next day with someone to replace it.


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    #6
    Biffoland
    Registered Users Posts: 23 ✭Biffoland


    Michael D Not Higgins wrote: »
    I'm assuming the immersion and electric shower didn't both break at the same time. Why wasn't the first one fixed when it broke?

    I live alone, so only one shower is in regular use. When I went to use the electric shower the water wouldn't heat up. It hadn't shown any issues before this


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    #7
    infogiver
    Banned (with Prison Access) Posts: 2,505 ✭✭✭infogiver


    roy rodgers wrote: »
    And if you owned the house and you had to wait for a tradesman to call around are you gonna be reimbursed??
    He is on the ball and said he's getting someone out asap so the landlord is doing their best.

    If I had a tenant like that I'd give them theirs months notice more like it!!!!

    You'd give you tenant his notice for requesting hot water?


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    #8
    Biffoland
    Registered Users Posts: 23 ✭Biffoland


    roy rodgers wrote: »
    And if you owned the house and you had to wait for a tradesman to call around are you gonna be reimbursed??
    He is on the ball and said he's getting someone out asap so the landlord is doing their best.

    If I had a tenant like that I'd give them theirs months notice more like it!!!!

    Well if I did own the house I'd have this sorted within a couple of days at the most. I regard hot water as a fairly basic utility in a house.


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    #9
    foxatron
    Registered Users Posts: 252 ✭✭foxatron


    Id agree with the op. I think a discount is fair. Best part of a month is a bit Irish. It can hardly take that long to get someone to look at it.


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    #10
    Michael D Not Higgins
    Registered Users Posts: 7,223 ✭✭✭Michael D Not Higgins


    Biffoland wrote: »
    I live alone, so only one shower is in regular use. When I went to use the electric shower the water wouldn't heat up. It hadn't shown any issues before this

    OK, in relation to your original question, you aren't entitled to a rent decrease. You can ask, but the landlord isn't obligated to do so. They are obligated to fix issues but there are no legal time limits to do so. The advice for urgent repairs (such as hot water) is within several days, but you should notify the landlord and request it be fixed at the earliest possible time.

    If the time is exceeded then you should contact the landlord again, informing them you will have to get your own plumber to fix the issue and you will look to be reimbursed for the cost of the work (do not dock from the rent due).


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    #11
    handlemaster
    Registered Users Posts: 6,003 ✭✭✭handlemaster


    OP how long has the LL known neither shower work ?


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    #12
    Sleeper12
    Registered Users Posts: 17,074 ✭✭✭✭Sleeper12


    roy rodgers wrote:
    And if you owned the house and you had to wait for a tradesman to call around are you gonna be reimbursed?? He is on the ball and said he's getting someone out asap so the landlord is doing their best.

    In fairness if Op owned the house the problem could be sorted. I own a shower repair company and you'll never wait longer than 48 hours.


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    #13
    Biffoland
    Registered Users Posts: 23 ✭Biffoland


    handlemaster wrote: »
    OP how long has the LL known neither shower work ?

    I contacted the landlord on day 1.


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    #14
    handlemaster
    Registered Users Posts: 6,003 ✭✭✭handlemaster


    Biffoland wrote: »
    handlemaster wrote: »
    OP how long has the LL known neither shower work ?

    I contacted the landlord on day 1.


    That's very poor form by the landlord


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    #15
    Mrs OBumble
    Registered Users Posts: 25,959 ✭✭✭✭Mrs OBumble


    OP, I'd ask if I were you . 24 days = 3+ weeks is a LONG time for that sort of inconvenience.

    You might not get 10%. But you might even be able to negotiate something else instead of a discount - eg is there some piece of furniture you'd like replaced?



    PS fwiw, my tenants recently had a total power outage because a the immersion element burnt out. That got an electrician visit that day to sort the problem (because my property manager has a 24x7 contract with an electrical firm), and the house got an extra circuit breaker so that if it burns out again it doesn't take the whole house with it. Before tax-cost to me approx E300. Totally worth it, though.


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    #16
    donkeykong5
    Registered Users Posts: 7,259 ✭✭✭donkeykong5


    Biffoland wrote: »
    handlemaster wrote: »
    OP how long has the LL known neither shower work ?

    I contacted the landlord on day 1.
    Suggest to landlord that you will get someone in to deal with problems. And ask for his home address for bill to be sent to. Or suggest you keep receipt for him and the amount can be taken off next rent bill.


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    #17
    m5ex9oqjawdg2i
    Closed Accounts Posts: 11,221 ✭✭✭✭m5ex9oqjawdg2i


    Your landlord should be open to a discount on the months rent for the inconvenience. 24 days without hot water is far from pleasant and completely unacceptable. You are lucky that you have showers at work.


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    #18
    4ensic15
    Banned (with Prison Access) Posts: 4,691 ✭✭✭4ensic15


    All complaints should be in writing. Notify that landlord you will get it done yourself if it is not sorted out pronto.


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    #19
    Elemonator
    Closed Accounts Posts: 1,271 ✭✭✭Elemonator


    Michael D Not Higgins wrote: »
    OK, in relation to your original question, you aren't entitled to a rent decrease. You can ask, but the landlord isn't obligated to do so. They are obligated to fix issues but there are no legal time limits to do so. The advice for urgent repairs (such as hot water) is within several days, but you should notify the landlord and request it be fixed at the earliest possible time.

    If the time is exceeded then you should contact the landlord again, informing them you will have to get your own plumber to fix the issue and you will look to be reimbursed for the cost of the work (do not dock from the rent due).

    I believe the legal time limit is "within a reasonable time". Not sure how that is defined but it shouldn't take any more than a few days.

    If it drags on much longer, contact the RTB.


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    #20
    gizmo81
    Banned (with Prison Access) Posts: 1,695 ✭✭✭gizmo81


    If he is not going to compensate for the delay and inconvenience for this urgent repair, Open a dispute with the RTB they'll award in your favour for the inconvenience. He should be aware of his obligations.


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    #21
    handlemaster
    Registered Users Posts: 6,003 ✭✭✭handlemaster


    gizmo81 wrote: »
    If he is not going to compensate for the delay and inconvenience for this urgent repair, Open a dispute with the RTB they'll award in your favour for the inconvenience. He should be aware of his obligations.


    Thats true they Always side with the tenant.


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    #22
    Moonbeam
    Moderators, Education Moderators, Society & Culture Moderators Posts: 18,953 Mod ✭✭✭✭Moonbeam


    It maybe that the landlord couldn't afford to get a plumber out immediately but was too embarrassed .
    I would think 7 days from telling him to having it fixed is a fair turn around time. ,by the time they get a plumber ,the plumber calls out ,gets the parts,fixes it etc.
    My tenant was with out hot water due to the thermostat going last week ,it took about 4 days for it to be rectified.


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    #23
    Samuel T. Cogley
    Registered Users Posts: 10,684 ✭✭✭✭Samuel T. Cogley


    If the worst comes to the worst in these situations, repair it yourself by getting three WRITTEN estimates. Get the cheapest and pass the receipt on to the LL. If the LL is unwilling to reimburse you, open a case with the RTB and they will decide who has been reasonable.


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    #24
    gizmo81
    Banned (with Prison Access) Posts: 1,695 ✭✭✭gizmo81


    I'm afraid there should be no sympathy because your landlord perhaps can't afford repairs.

    He's a business. If he cannot afford to maintain a property then he shouldn't be a landlord.

    Landlords should have to put down a deposit also.
    Moonbeam wrote: »
    It maybe that the landlord couldn't afford to get a plumber out immediately but was too embarrassed .
    I would think 7 days from telling him to having it fixed is a fair turn around time. ,by the time they get a plumber ,the plumber calls out ,gets the parts,fixes it etc.
    My tenant was with out hot water due to the thermostat going last week ,it took about 4 days for it to be rectified.


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    #25
    [Deleted User]
    Posts: 24,714 ✭ [Deleted User]


    gizmo81 wrote: »
    I'm afraid there should be no sympathy because your landlord perhaps can't afford repairs.

    He's a business. If he cannot afford to maintain a property then he shouldn't be a landlord.

    Landlords should have to put down a deposit also.

    LL have a few hundred thousand of a deposit down, it's called the property.


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    #26
    jimmycrackcorm
    Registered Users Posts: 14,339 ✭✭✭✭jimmycrackcorm


    gizmo81 wrote:
    I'm afraid there should be no sympathy because your landlord perhaps can't afford repairs.


    It's not even that but if it was his own home you can be sure he wouldn't let it lie broken for so long.

    My had boiler went a few months ago so no heat and no hot water. I sure as hell didn't wait 24 days. Luckily it didn't cost a lot but I had to be prepared to try sort money out if it needed a new boiler.


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    #27
    [Deleted User]
    Posts: 24,714 ✭ [Deleted User]


    If it's your own house (that you live in) you do have the option of not paying for a repair until you can afford to. Ok some repairs can't be left such as a leak but some people would be happy to go a month or so without a boiler, cooker until their next pay day or what ever to pay for something. It's obviously not an option for a LL with people living in his property though.


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