How long to fix broken appliances?

OldNotWIse

Our washing machine stopped working last Friday. We informed the LL by text on Saturday morning. Heard nothing back. Texted again on Sunday. Received a text Monday saying that repair man would be sent out "when available". It's now Thursday and I am running out of clean clothes! Any idea how long is a reasonable time to have to wait for something like this? I'm tempted to start forwarding on launderette receipts but I dont particularly want to go down any contentious route unless I have to.

godtabh

have you rang him?

Last time my washing machine broke it took about a week from when it was reported and then replaced.

OldNotWIse

godtabh wrote: »

have you rang him?

Last time my washing machine broke it took about a week from when it was reported and then replaced.

Didnt see the need since I received confirmation text acknowledging problem and telling me it would be sorted. A week seems ok I guess, just that I need clean clothes for work Might call this evening.

Eldarion

2 weeks seems standard to have a problem like this fully rectified. A week without having someone even look at it might be pushing it though.

If it's longer than two weeks then go down the laundrette receipt route and agree with him that they can be deducted from the rent.

OldNotWIse

Eldarion wrote: »

2 weeks seems standard to have a problem like this fully rectified. A week without having someone even look at it might be pushing it though.

If it's longer than two weeks then go down the laundrette receipt route and agree with him that they can be deducted from the rent.

Exactly.

djimi

You basically wasted two days by messing about with text messages, when a phone call on Friday when the problem occured might have had someone out to look at it on Saturday or the following Monday.

If youre waiting more than a few days for the repairman to have a look then Id suggest getting in contact with a few repairmen of your own and see what kind of time frame they can give you to call out and take a look. If its a day or so (as I suspect it probably will be) then get on to the landlord and tell them that you have found someone who can look at the problem quickly and see if they will authorize you to get them to come and have a look.

If they are really dragging your heals then you are entitled to inform them that you will be getting the problem fixed at your expense and will be deducting the cost from the rent.

OldNotWIse

djimi wrote: »

You basically wasted two days by messing about with text messages, when a phone call on Friday when the problem occured might have had someone out to look at it on Saturday or the following Monday.

If youre waiting more than a few days for the repairman to have a look then Id suggest getting in contact with a few repairmen of your own and see what kind of time frame they can give you to call out and take a look. If its a day or so (as I suspect it probably will be) then get on to the landlord and tell them that you have found someone who can look at the problem quickly and see if they will authorize you to get them to come and have a look.

If they are really dragging your heals then you are entitled to inform them that you will be getting the problem fixed at your expense and will be deducting the cost from the rent.

Well LL confirmed on Monday that she knew of problem - and to date has not sent anyone - thats 4 days...how would informing her on Friday have ensured she reacted in one day?

I think I will ring around though, thats a great idea. Thanks.

djimi

OldNotWIse wrote: »

Well LL confirmed on Monday that she knew of problem - and to date has not sent anyone - thats 4 days...how would informing her on Friday have ensured she reacted in one day?

I think I will ring around though, thats a great idea. Thanks.

She might not have acted on it on the day, but at least if you spoke to her in person over the phone on Friday you wouldnt have been waiting a whole weekend for a response.

I just feel that notifying someone of a problem via email/text is a needless waste of time, when picking up the phone and speaking to them in person will get a much more satisfactory and timely response. If a landlord is inclined to drag their heals in fixing something then contacting via text/email is also giving them a better opporunity to delay getting it sorted.

OldNotWIse

djimi wrote: »

She might not have acted on it on the day, but at least if you spoke to her in person over the phone on Friday you wouldnt have been waiting a whole weekend for a response.

I just feel that notifying someone of a problem via email/text is a needless waste of time, when picking up the phone and speaking to them in person will get a much more satisfactory and timely response. If a landlord is inclined to drag their heals in fixing something then contacting via text/email is also giving them a better opporunity to delay getting it sorted.

There's no guarantee of that. Fact remains she knew of problem on Monday and come Thursday has still not done anything.

Have been in touch with repair company who can call out this evening so I will call her now and tell her this. See what she says. It might be handier for her anyway to do it that way.

runawaybishop

OldNotWIse wrote: »

There's no guarantee of that. Fact remains she knew of problem on Monday and come Thursday has still not done anything.

Have been in touch with repair company who can call out this evening so I will call her now and tell her this. See what she says. It might be handier for her anyway to do it that way.

Pick up the phone and get something sorted out. Texting isn't as good, people dont read them, ignore them etc. At least on the phone you can get feedback and agree to a plan of action.

If you have no plan and resolution in progress by Monday you should send a letter stating the issues and giving them say 3 days resolve them, otherwise you will remedy the issue yourself and take the cost out of the rent or you will terminate your tenancy.

OldNotWIse

runawaybishop wrote: »

Pick up the phone and get something sorted out. Texting isn't as good, people dont read them, ignore them etc. At least on the phone you can get feedback and agree to a plan of action.

If you have no plan and resolution in progress by Monday you should send a letter stating the issues and giving them say 3 days resolve them, otherwise you will remedy the issue yourself and take the cost out of the rent or you will terminate your tenancy.

Called. Still nothing concrete. Vague as hell. "The repair man will probably call you tomorrow".

Edit: just called the management company and apparently she only logged the fault early this afternoon.

runawaybishop

OldNotWIse wrote: »

Called. Still nothing concrete. Vague as hell. "The repair man will probably call you tomorrow".

Edit: just called the management company and apparently she only logged the fault early this afternoon.

probably tomorrow isn't good enough, not 4 days after they acknowledged it. Up to you if you want to stick it to them but there's no harm getting a letter to them. Did you say anything on the phone about fixing it yourself and billing them?

OldNotWIse

runawaybishop wrote: »

probably tomorrow isn't good enough, not 4 days after they acknowledged it. Up to you if you want to stick it to them but there's no harm getting a letter to them. Did you say anything on the phone about fixing it yourself and billing them?

Yes, I said I found a repair company (which is true) just across from us who can call out this evening and give estimate, and that I would pay, keep receipt and deduct from rent. No. :rolleyes: Maybe she'll post me up some clean socks and pants so I can be clean at work ;)I'm going to type and print letter this evening before I leave work, and if I dont hear from the repair guy by tomorrow morning I will stick it in the post.

djimi

To be honest, if a week goes by and someone hasnt even been out to look at it then I think you can start thinking about taking matters into your own hands, whether the landlord agrees or not. Youve given them enough time and opportunity at this stage.

Arbiter of Good Taste

I'm a landlord, and i can tell you I don't think the delay is at all acceptable. She should have a handyperson that they can contact and send out to you. If it was me I would have contacted my guy on the Monday and hopefully had them out to you by the Tuesday or Wednesday.

Keep on top of her.

WRT calls v texts I see no difference. I personally prefer texts as I don't particularly want to get into silly conversations. Also from your perspective, you have proof of what exactly was said/agreed.

OldNotWIse

Well repair guy called last night and washing machine needs to be replaced. He said its more than ten years old :rolleyes:

runawaybishop

OldNotWIse wrote: »

Well repair guy called last night and washing machine needs to be replaced. He said its more than ten years old :rolleyes:

How long will that take? You should probably speak to LL about laundrette fees.

djimi

runawaybishop wrote: »

How long will that take? You should probably speak to LL about laundrette fees.

No excuse for replacement taking more than a couple of days. I would hold off on requesting cleaning fees just yet, but would consider it if waiting more than a few days for the replacement.

runawaybishop

djimi wrote: »

No excuse for replacement taking more than a couple of days. I would hold off on requesting cleaning fees just yet, but would consider it if waiting more than a few days for the replacement.

Its been a week without a wash though. They'll be down to the scratchy underpants soon.

OldNotWIse

runawaybishop wrote: »

How long will that take? You should probably speak to LL about laundrette fees.

djimi wrote: »

No excuse for replacement taking more than a couple of days. I would hold off on requesting cleaning fees just yet, but would consider it if waiting more than a few days for the replacement.

runawaybishop wrote: »

Its been a week without a wash though. They'll be down to the scratchy underpants soon.

I had thought about this but tbh I was trying to avoid conflict as much as possible. I'm luck that I have my parents car at the moment as they are away and can drive to their house to do laundry. Still, exam next week so no time for that this weekend Running out of work clothes

Arbiter of Good Taste

I wouldn't bother about looking for laundrette fees as it will just create bad blood. However, that's assuming the machine is replaced within reasonable time. There is nothing stopping your LL picking one up in DID tomorrow and getting it delivered by Tuesday. If there's any way you can make yourself available for delivery, that should speed things up

runawaybishop

Arbiter of Good Taste wrote: »

I wouldn't bother about looking for laundrette fees as it will just create bad blood. However, that's assuming the machine is replaced within reasonable time. There is nothing stopping your LL picking one up in DID tomorrow and getting it delivered by Tuesday. If there's any way you can make yourself available for delivery, that should speed things up

Bad blood me arse This is a business, not a good will enterprise. The agent didn't even ask someone to look at a broken appliance for 4 days, they should have offered straight away to sort out laundrette fees.

Arbiter of Good Taste

So the OP has a LL who isn't responsive under good circumstances. They've finally got to a position where things seem to finally start moving. Yeah, you're right. Arguing over a few euros is the right way to go and will definitely get the LL to rush this through.

runawaybishop

Arbiter of Good Taste wrote: »

So the OP has a LL who isn't responsive under good circumstances. They've finally got to a position where things seem to finally start moving. Yeah, you're right. Arguing over a few euros is the right way to go and will definitely get the LL to rush this through.

The LL can be unresponsive if they wish, that just allows the OP to quit or take the money out of the rent. The LL isnt doing this out of the goodness of their heart and may be put off if you are mean to them. It is a business and they have a legal responsibility.

OldNotWIse

Cant get through to LL or management company, and I dont fancy my chances of getting through after Friday evening so its looking like another weekend with no machine. So close to texting saying I will buy a machine and deduct from next rent lol

runawaybishop

OldNotWIse wrote: »

Cant get through to LL or management company, and I dont fancy my chances of getting through after Friday evening so its looking like another weekend with no machine. So close to texting saying I will buy a machine and deduct from next rent lol

Did you send a letter outlining the issue with an expected resolution date? You have to follow the correct legal route before you can deduct anything.

OldNotWIse

runawaybishop wrote: »

Did you send a letter outlining the issue with an expected resolution date? You have to follow the correct legal route before you can deduct anything.

Really? Do you know if I could find a template to that effect or willI just compose it? Thanks

runawaybishop

OldNotWIse wrote: »

Really? Do you know if I could find a template to that effect or willI just compose it? Thanks

There's no template. There's not even agreement that a text isn't sufficient. Better to play it safe though.

OldNotWIse

runawaybishop wrote: »

There's no template. There's not even agreement that a text isn't sufficient. Better to play it safe though.

True. Maddening, I've so many clothes to wash :mad:

OldNotWIse

Sorry to bump but it seems our request for a new washing appliance has got the LL really peeved and we've received a solicitors letter telling us to get out by Feb 25th ... the fuuck?

sawdoubters

have you checked power at the plug are there any lights on,have you pushed in any buttons
try opening door then close it again

runawaybishop

OldNotWIse wrote: »

Sorry to bump but it seems our request for a new washing appliance has got the LL really peeved and we've received a solicitors letter telling us to get out by Feb 25th ... the fuuck?

I am not sure why they think that is legal. They cant evict you because they are unable to supply a washing machine. What did the letter say?

djimi

OldNotWIse wrote: »

Sorry to bump but it seems our request for a new washing appliance has got the LL really peeved and we've received a solicitors letter telling us to get out by Feb 25th ... the fuuck?

So the muppet has wasted money on a solicitors letter, informing you of something that has zero legal basis? Thats one of the best ones I have heard yet :pac:

OldNotWIse

djimi wrote: »

So the muppet has wasted money on a solicitors letter, informing you of something that has zero legal basis? Thats one of the best ones I have heard yet :pac:

Well it gets better. The letter is from a solicitor in the same town, who has the same surname. I'm guessing she just got hubby or whoever to write a note on some headed paper. "That'll scare them away now!" :rolleyes:

OldNotWIse

runawaybishop wrote: »

I am not sure why they think that is legal. They cant evict you because they are unable to supply a washing machine. What did the letter say?

It's slightly more complicated. In a nutshell, we started with a 12 month lease which was fine. That lapsed. She sent us another 12 month lease that she had signed, which we signed and kept for our records. Cue a few months later, she texts me asking for a rent increase of 150 euro. Then after Christmas a noitice of termination. I replied with a letter basically saying that we are not going anywhere until lease end, and included a copy of the lease that she signed to jog her memory about the legally binding contract that we had entered. Heard nothing for a while and then yesterday received a letter saying that we had to be out by Feb 25th.

djimi

At this point it might not be a bad idea to get some legal advice of your own. This person clearly has no clue of tenancy law, so a solicitors letter of your own (or even a letter from Threshold would suffice) outlining your legal rights and the mistakes that she is making might make her back off and take her legal responsiblities a bit more seriously.

OldNotWIse

djimi wrote: »

At this point it might not be a bad idea to get some legal advice of your own. This person clearly has no clue of tenancy law, so a solicitors letter of your own (or even a letter from Threshold would suffice) outlining your legal rights and the mistakes that she is making might make her back off and take her legal responsiblities a bit more seriously.

True. I have the option of getting a solicitor's letter if I want from someone I know but I didn't really see the need as her letter (afaik) has no legal standing. If she does attempt an eviction on the 25th I can simply call the police. Without an eviction order she cant do anything, and she cant get one of those simply by sending a solicitors letter. There are proper avenues that have to be used for this sort of thing.

I was thinking about sending a letter back to the solicitor (aka her husband lol) myself and outlining her failure to follow proper procedure and furnishing him with a copy of the lease she signed. I might also refer to prtb and notify them of this. Or, I could simply ignore it?

the_syco

OldNotWIse wrote: »

Sorry to bump but it seems our request for a new washing appliance has got the LL really peeved and we've received a solicitors letter telling us to get out by Feb 25th ... the fuuck?

How long have you been renting in the house?

djimi

I have to say I would be very tempted to get in touch with the Law Society to make a complaint about this solicitor for misconduct. I would be very surprised if they are allowed to get away with sending such threatening letters which have no legal basis.

OldNotWIse

the_syco wrote: »

How long have you been renting in the house?

Started in August 2012 and rented for a year. New lease was sent to us when that one lapsed.

runawaybishop

OldNotWIse wrote: »

I was thinking about sending a letter back to the solicitor (aka her husband lol) myself and outlining her failure to follow proper procedure and furnishing him with a copy of the lease she signed. I might also refer to prtb and notify them of this. Or, I could simply ignore it?

Let them know that they are attempting an illegal eviction straight off the bat. How far you take it is up to you, but you could bring it further.

Did you get a new washing machine for yourself yet?

also, do you want to stay there?

OldNotWIse

djimi wrote: »

I have to say I would be very tempted to get in touch with the Law Society to make a complaint about this solicitor for misconduct. I would be very surprised if they are allowed to get away with sending such threatening letters which have no legal basis.

hummmm...... Report her to Revenue for not declaring rental income. Report him to Law Society for misconduct... Dont mess with me!

OldNotWIse

runawaybishop wrote: »

Let them know that they are attempting an illegal eviction straight off the bat. How far you take it is up to you, but you could bring it further.

Did you get a new washing machine for yourself yet?

also, do you want to stay there?

So, I will just send the letter myself, including a copy of lease and saying what they are doing is wrong, and doing it on headed notepaper does not make it right. We would like to stay until the end of the lease, mostly because the rent is low (I know thats why she's going mad to get us out), but also because I fuucking hate being bullied and the more I am pushed the more I want to stand my ground. Got a washing machine. Cheapest of the cheap of course but cant really complain about that!

donegal.

who paid for the machine ?

OldNotWIse

donegal. wrote: »

who paid for the machine ?

LL

OldNotWIse

So far I have

"we ar in possession of a valid lease that has been signed by both us and your client"

djimi

Wheres that from? Are you writing that or have you been sent that?

runawaybishop

How about: You are attempting an illegal eviction. Further harassment will result in official complaints being made.

FIN

then use rolleyes

OldNotWIse

Without Prejudice



Re:X

Dear X,

We are in possessionof a valid lease dated 1st August 2013. You might note that thislease has been signed by both the landlord and ourselves, a copy of which wassent to the landlord at the time thereby creating a valid tenancy. Thepurported notice that your client served on 20th January 2014 was invalidand therefore does not stand. Having spoken to a representative from Thresholdregarding this matter, I have been advised of same and will be submitting acase to the Private Residential Tenancies Board. Should your client wish todispute the existence of this lease, we invite her to do so at a PRTB hearing. Youwill recall that there are proper procedures which must be followed in order tovalidly terminate a tenancy. These procedures have not been followed andtherefore the purported requirement to vacate the property on Feb 25thdoes not stand. Should your client attempt to gain access to the property onthis date we will not hesitate to notify gardaí. Should your client continue in her attempts to intimidate us, we will not hesitate to seek legal assistance and notify gardaí if needed.

We would appreciateif all correspondence going forward is through the PRTB.

We retain an originalcopy of the lease, signed by both us and your client, for our own records, andhave furnished PRTB with a copy of same.



Regards etc.,

oh an of course...:rolleyes:


Edit: I dont know whats wrong with the spacing on this!

OldNotWIse

djimi wrote: »

Wheres that from? Are you writing that or have you been sent that?

I wrote it

runawaybishop

Maybe say harass rather than intimidate. You are legally entitled to peaceful enjoyment of your home.