Compensation of 60 years regulated tenant?

Compensation of 60 years regulated tenant?

14:43 PM, 24th May 2021, About 6 months ago 13

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I have inherited a property with a regulated tenant of over 60 years standing. I am aware that to gain an EICR the property will require a complete rewire. The property is immaculately maintained and decorated by the tenant.

How do I stand regarding making good the damage this will cause and the cost of uplifting carpets, moving furniture etc?

I visited the property a year ago and can see that this will be a nightmare to carry out the work with all of the furniture etc. Where would you start?

Many thanks

Autoray

 



Comments

by M&SFAN

9:55 AM, 25th May 2021, About 6 months ago

Who owned it previously and why didn't they take out an EICR? Are you sure it is necessary in this case? If the tenant's been there for 60 years they will be very old now and it could upset an old person a great deal or even affect their health to disrupt their flat like you propose, albeit with the best of intentions.

by Beaver

10:03 AM, 25th May 2021, About 6 months ago

If this is a tenant who treats the property well and has done for 60 years then I'd be sympathetic to the tenant...because many tenants abuse the properties they are in.

The EICR itself is not particularly invasive so that should be carried out *if* it has not already been. Having got the EICR I would present the findings to the tenant (you are obliged to anyway) and ask the tenant to agree a schedule over which the works could be carried out to minimise disruption.

by Graham Bowcock

10:35 AM, 25th May 2021, About 6 months ago

I agree with Beaver, everything like this is possible, and you need to stay within the law. You will have to be prepared to pay the costs of making good damage, and perhaps even moving furniture about if the tenant can't actually do ti themselves.

The key is to agree things with the tenant.

You must get a compliant EICR.

by autoray

10:42 AM, 25th May 2021, About 6 months ago

Reply to the comment left by M&SFAN at 25/05/2021 - 09:55The property was previously owned by by brother ,passed to me 6 years ago. Until then it had never had any kind of inspection of any kind, nor maintenance for that matter. Even the windows were replaced by the tenant at his expense due to lack of maintenance. I had an electrical report carried out when I acquired the property and although it was all safe it was recommended for a rewire as parts of it ( The lighting ) are from the 1930's and the 13 amp plug circuits date from the 1960's and I was told the tenant paid for that work to be carried out. At the time the electrician advised me that it was not a job he would want to carry out with the property fully occupied / furnished as it was .Hence as it was all safe it was left on the back burner.
What a nightmare.
May I add that his wife must be 20 years younger than him so waiting for the tenancy to "naturally end" in not going to happen.
Any ideas as to how to get around this? How would you deal with the matter.

by Ron H-W

10:45 AM, 25th May 2021, About 6 months ago

I agree with Beaver.
The EICR itself isn't particularly disruptive, the anticipated problem is the required "remedial work" (for C1, C2 - NOT for C3 !!!!!) and possibly the FI ("further investigation" - if any).
MAYBE there'll be nothing properly coded C1, or maybe the tenant will realise the importance and agree some schedule with you (perhaps even while tenant is on holiday provided that you supervise; this is the kind of relationship I have with most of my tenants.)

For "C2" codes, tenant could refuse because of the upheaval; if this is in writing, then your back is covered!
This also theoretically applies to "C1" items, but there might be the risk of invalidating the insurance ...

by Chris Bradley

11:24 AM, 25th May 2021, About 6 months ago

My cousin has his house rewired by the council and all cables were surface mounted. Blanking plates accross old points, wires left in situ. Not pretty but no mess and safe.

In my own home, the electrician chased out all old wires, fixed new sockets and wires, for lights, the circuits were tested and all visible wires inspected, as ornate coving would have been damaged to replace. All tested as safe

by Tim Rogers

12:44 PM, 25th May 2021, About 6 months ago

You didn't give the age or mobility of your tenants, but I'm presuming elderly and still active. If after a new inspection it remains necessary to upgrade the electrics I'm wondering if waiting until they go on holiday for a fortnight or sending them on holiday might avoid a whole stack of issues.
I had to do this some years ago, (send them), the issue is getting all the trades folks lined up in advance.

by autoray

13:04 PM, 26th May 2021, About 6 months ago

I thought about that but when I visited five years ago the house was full off collectables and inherited pieces which they are very proud of. Viewing the alarm and security systems installed, Monitored alarm and CCTV system etc. The works. My gut feeling is that there is no way they will allow unsupervised access to the house and in all honesty neither would I.

by autoray

13:55 PM, 26th May 2021, About 6 months ago

Reply to the comment left by Chris Bradley at 25/05/2021 - 11:24As he re-plastered most of the house due to damp and recently decorated (professionally) Trunking is not an option. He won't accept it . Do you blame him ?

by Martin

15:37 PM, 26th May 2021, About 6 months ago

Reply to the comment left by autoray at 26/05/2021 - 13:55
Perhaps offer to sell to the tenants at a favourable price?

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