Tenant troubles...

UsBus

So the tenant in the house we have rented out has not been putting enough oil into the tank over the last year. Twice last year it airlocked after they had tipped up the tank to get the last drops out of it. We ended up getting a plumber in to fix the pipes as they had blocked with the sediment from the bottom of the tank. We paid for this both times. The tank was tipped again a couple of months back so we told the tenant they had to pay for it to be fixed. They ignored the bill the plumber left them so we paid as we knew him fairly well and didn't want to leave him out of pocket. After discussing the issue with the tenant my wife is now getting threatening txts from them. Does anyone know if this will be a long drawn out case with the prtb or could the issues mentioned speed up any likely outcome.? Wondering what way to approach this really. Thanks for any advice, appreciated.

mordeith

When the lease is up, turf em out.

James 007

UsBus wrote: »

So the tenant in the house we have rented out has not been putting enough oil into the tank over the last year. Twice last year it airlocked after they had tipped up the tank to get the last drops out of it. We ended up getting a plumber in to fix the pipes as they had blocked with the sediment from the bottom of the tank. We paid for this both times. The tank was tipped again a couple of months back so we told the tenant they had to pay for it to be fixed. They ignored the bill the plumber left them so we paid as we knew him fairly well and didn't want to leave him out of pocket. After discussing the issue with the tenant my wife is now getting threatening txts from them. Does anyone know if this will be a long drawn out case with the prtb or could the issues mentioned speed up any likely outcome.? Wondering what way to approach this really. Thanks for any advice, appreciated.

To be quite honest there are some things that you really should take out of the tenant hands. I'm not been smart but if you read alot of posts here you will see that tenant may stop paying you rent, and dig there heels in your house for up to 18 months.

You need to take on board that you are receiving monthly rent, and you really should be monitoring this yourself, take it off your tenants hands. Do your best to keep in with your tenants. I would purchase something like this below and when the oil is at a certain level, notify the tenant by calling to them if necessary.

https://www.tanks.ie/oil-tanks/oil-tank-security/apollo-smart-oil-monitor.html

dennyk

James 007 wrote: »

I would purchase something like this below and when the oil is at a certain level, notify the tenant by calling to them if necessary.

If the tenant has been tipping the tank, then they're well aware when it's low, they're just too cheap and/or broke to pay for more oil, so a device like this probably wouldn't do any good.

the_syco

James 007 wrote: »

To be quite honest there are some things that you really should take out of the tenant hands.

So you think that the OP should pay for their tenants oil? As this is the only way to stop this issue from happening.

jimmycrackcorm

Very simply do not get a plumber for them the next time. Let them know they are responsible for it as they are causing it and they organize a plumber themselves (and pay) otherwise they won't have heat.

Mrs OBumble

the_syco wrote: »

So you think that the OP should pay for their tenants oil? As this is the only way to stop this issue from happening.

Fit storage heaters and what replacements for anything else on the boiler. Disable the oil boiler ( sounds like the tenants have done this for themselves).

Could get expensive if the house has oil heating for water too. But cheaper than continual boiler repairs.

Teyla Emmagan

Just leave them without. Sadly it is coming into summer so they won't feel pushed to do anything about it for a bit.

But you need new tenants.

pilly

What kind of threatening texts? I'd be contacting the Gardaí if they are threatening your wife.

mikeoneilly

Mrs OBumble wrote: »

Fit storage heaters and what replacements for anything else on the boiler. Disable the oil boiler ( sounds like the tenants have done this for themselves).

Could get expensive if the house has oil heating for water too. But cheaper than continual boiler repairs.

Can't​ any see it myself even disregarding the high installation cost

They'll prob fire clothes on top of the storage heaters and there'll be another callout to reset them

You should be able to have the tank secured so as to stop them tipping it up.

I'd also just leave them without heat for a while as a lesson for them to cop on.

James 007

dennyk wrote: »

If the tenant has been tipping the tank, then they're well aware when it's low, they're just too cheap and/or broke to pay for more oil, so a device like this probably wouldn't do any good.

You are probably right, if they have a certain attitude they may not willing to do this. Alternatively you could put in a valve and lock it out when it is nearly empty. If they are already turning against you/wife then you may find no rent paid at start of next month and this will develop into a bigger issue. Unfortunately suggesting to cut off the heat/not fix it may lead you down to turning off on the rent paid tap. You need to weigh up the options, but be careful falling out with the tenant. As others suggested get rid of them when you can

the_syco

UsBus wrote: »

After discussing the issue with the tenant my wife is now getting threatening txts from them.

Missed this bit. Use the texts to get rid of them.

Graham

Step 1) 14 day warning notice for breach of tenants obligations as per section 16 of The Residential Tenancies Act 2004.
Step 2) Notice of termination.

(f) not do any act that would cause a deterioration in the condition the dwelling was in at the commencement of the tenancy, but there shall be disregarded, in determining whether this obligation has been complied with at a particular time, any deterioration in that condition owing to normal wear and tear, that is to say wear and tear that is normal having regard to—

(i) the time that has elapsed from the commencement of the tenancy,

(ii) the extent of occupation of the dwelling the landlord must have reasonably foreseen would occur since that commencement, and

(iii) any other relevant matters,

(g) if paragraph (f) is not complied with, take such steps as the landlord may reasonably require to be taken for the purpose of restoring the dwelling to the condition mentioned in paragraph (f) or to defray any costs incurred by the landlord in his or her taking such steps as are reasonable for that purpose,

1moreyr

RTB cases do take a while to get called. Keep all your receipts and all correspondence with your tenants in case you do decide to take a case. Screenshot the texts and email them to yourself.