Extensive Electrical Work To Be Done

[tennant]

Hi There,

We rent a house and have been doing for over the past 2 years. We have never had an electrical inspection or certificate of any kind. It's an Edwardian house. However a month ago we reported that there was a faulty plug socket which we told the letting agents about. They then instructed an electrical company to do a full electrical inspection which they were here 3 hours and they found loads of things wrong with the wiring despite the house having a new circuit board in just a few months ago. Anyway they have put a proposal to the landlord via the letting agents about carrying out all the electrical work which will take a full 3 days! My query is - I work for myself, I am self emplyed and I am going to be loosing money by taking 3 days off work - I certainly wont let anyone in my house without me being there, I have loads of confidential files etc. Does anyone know if I can claim an recompense towards my lack of income, I am a mobile beauty therapist /hairdresser so will be loosing clients. Any advice much appreciated.

[IP Newcomer]

Hi There,

We rent a house and have been doing for over the past 2 years. We have never had an electrical inspection or certificate of any kind. It's an Edwardian house. However a month ago we reported that there was a faulty plug socket which we told the letting agents about. They then instructed an electrical company to do a full electrical inspection which they were here 3 hours and they found loads of things wrong with the wiring despite the house having a new circuit board in just a few months ago. Anyway they have put a proposal to the landlord via the letting agents about carrying out all the electrical work which will take a full 3 days! My query is - I work for myself, I am self emplyed and I am going to be loosing money by taking 3 days off work - I certainly wont let anyone in my house without me being there, I have loads of confidential files etc. Does anyone know if I can claim an recompense towards my lack of income, I am a mobile beauty therapist /hairdresser so will be loosing clients. Any advice much appreciated.

Well first things first, your contract should allow you the right to "quiet enjoyment". That means that you can refuse to let other people into the house that you are renting. There are usually get out clauses, and urgent maintenance may be one of them (selling or renting out the house within one month of leaving is another common get out), but the principle is that unless you give permission they cannot be there.

So insist on your right to quiet enjoyment (gem up on your contract first) and threaten small claims courts. Of course you can make a reasonable demand for recompense, otherwise they will have to wait for you to vacate the house or to argue contract terms. They may have the right to over-ride your quiet enjoyment but even if they do (and this is not guaranteed) it will be a real hassle.

[tennant]

Well first things first, your contract should allow you the right to "quiet enjoyment". That means that you can refuse to let other people into the house that you are renting. There are usually get out clauses, and urgent maintenance may be one of them (selling or renting out the house within one month of leaving is another common get out), but the principle is that unless you give permission they cannot be there.

So insist on your right to quiet enjoyment (gem up on your contract first) and threaten small claims courts. Of course you can make a reasonable demand for recompense, otherwise they will have to wait for you to vacate the house or to argue contract terms. They may have the right to over-ride your quiet enjoyment but even if they do (and this is not guaranteed) it will be a real hassle.

[enworb]

Most letting agents are trust worthy. If you trust them, you should insist that the letting agents be at the property to oversee the electricain(s). I know it's unlikely but this will at least emphasise how inconvenient it would be to take 3 days off from work.

If you don't trust anyone to be alon in your home, rather than going through court, ask for a reduction in your rent for the month the work is carried out.

You could check out www.landlordzone.co.uk (I think that's correct) ,i'm sure somebody else on this site would have experienced something similar.