Repairs & Maintenance
Repairs & Maintenance
If you require us to manage the property the following procedures apply:
Emergency or Essential Repairs
We will always attempt to contact you first, except in cases of emergency when the work will be carried out on your behalf.
Again we will contact you before any action is taken
Maintenance of Electrical Equipment and Central Heating Systems
These are the landlord’s responsibility. The landlord is legally responsible for the provision of these services.
Central Heating and Hot Water Boilers
These should be serviced regularly. Where a maintenance agreement is not in operation we recommend that you take out an annual maintenance agreement with a qualified tradesman. This cost should be covered by the landlord.
ALL GAS APPLIANCES MUST BE SERVICED ANNUALLY BY A CORGI REGISTERED ENGINEER. THE LANDLORD MUST KEEP A RECORD OF ALL SERVICING AND REPAIRS TOGETHER WITH ISSUED SAFETY CERTIFICATES FOR SIX YEARS. THIS IS A LEGAL REQUIREMENT.
The tenant must have a copy of these records (Landlord’s Safety Certificate).
If We Manage the Property
As Managing Agents we have joint legal responsibility with you to ensure that gas appliances are checked and repaired where necessary. We have created procedures to make sure all gas appliances are serviced annually.
This legislation applies to all of the following gas appliances:
• Fired by mains or propane gas, Heaters, Fires, Boilers, Cookers
Excludes portable appliances supplied from a cylinder.
We will be happy to use a contractor of your choice. However if you have no preference then we will use our designated contractor
You Manage the Property
It is your legal responsibility to ensure compliance. The fines imposed for failure to comply are substantial.
If you have a service contract with a gas provider you should ensure that the issue of a safety certificate is included in the contract. For more information on this, or any other issue relating to gas appliances, please contact us.
If you prefer we will be happy to use your own tradesmen. They will need to be easy to contact, qualified and hold Professional Indemnity Insurance. Otherwise, we have an extensive list of tradesmen who have proved to be reliable and competent.
Furniture and furnishings & Safety of Goods
Furniture and domestic appliances supplied with a let home must be safe. The Consumer Protection Act 1987 requires that goods supplied in the course of business to be reasonably safe. This includes items such as furniture, nursery equipment, electrical goods and some gas appliances. Almost all new and second hand goods are included.
The General Product (Safety) Regulations of 1994 require all goods to satisfy general safety provisions. ‘High risk’ items are controlled by specific safety regulations. These items include electrical equipment, gas cooking appliances and upholstered furniture.
Requirements for Electrical Appliances
If you let property you must ensure that the electrical system and all appliances are safe - failure to comply with the regulations is a criminal offence and may results in:
• A fine of £5000.00 per item not complying
• Six months imprisonment
• Possible manslaughter charges in the event of deaths
• The tenant may sue you for civil damages
• Your property insurance may be invalidated
These regulations are enforced by the Health and Safety Executive
There is no statutory requirement to have annual safety checks on electrical equipment as there is with gas but it is advisable for Landlords to have periodic checks done by a qualified electrician.
You are advised to make visual inspections yourself as landlord in residential properties and have periodic checks carried out by a qualified electrician
• Keep supplied appliances to a minimum
• be well maintained, complete and in working order.
• have user instructions and warnings where required.
• Ensure that flexes are in good in order and have a mains lead in good condition properly secured at the plug
• Ensure that earth tags are in place
• Ensure all fuses are of the correct type and rating
The law does not specifically require testing - the appliance must only be safe. On the other hand we strongly recommend testing to protect the tenant from danger and to protect you from possible prosecution or civil action.
In the event of a tenant complaint or an incident the defence of "due diligence" may be accepted where it can be shown that the landlord took all reasonable steps to avoid committing an offence.
We therefore highly recommend that an electrical safety check is carried out. We are happy to arrange this for you.
Requirements for Furniture
The Furniture and Furnishing (Fire) (Safety) Regulations 1988 require upholstered furniture in rented accommodation to meet flammability requirements.
Any additional or replacement furniture provided after 1 March 1993 must meet the regulation’s standards. You should treat any item of furniture without a manufacturer’s compliance label as suspect.
WHERE FURNITURE IN ACCOMMODATION TO BE LET IS FOUND NOT TO COMPLY THEN THE LANDLORD MUST ARRANGE FOR ITS REMOVAL BEFORE A TENANCY IS ALLOWED TO COMMENCE. WE WILL NOT ALLOW A TENANCY TO COMMENCE UNTIL THIS HAS BEEN DONE.
Requirements for other Goods
Most other goods should simply be ‘reasonably safe’ according to the general safety provisions.