Denise G

Registered with Property118.com
Monday 17th October 2011

Location
UK

Trading Status
Joint

Number of rental properties owned
0 - 5

Insures properties through a broker recommended by Property118
Yes

Review of Broker
I like being able to speak to a human being - and then to negotiate the deal


Latest Comments

Total Number of Property118 Comments: 43

Denise G

21:43 PM, 5th August 2020
About A week ago

Myth-busting - Electrical Safety installations Act 2020

does anyone know if a plastic Consumer Box must have an RCD to avoid its being coded at a C2?... Read More

Denise G

10:43 AM, 4th August 2020
About A week ago

Myth-busting - Electrical Safety installations Act 2020

Reply to the comment left by Andrew at 04/08/2020 - 06:40Well as I asked one of the first questions (the first question?), I imagine it's me you're having a dig at.
Yes, I do believe we may have been hoodwinked over the codings - but we don't consider ourselves to be particularly 'naive landlords', having been at this malarkey now for 15+ years. I am a paid up member of Property118 and follow Mark's daily posting's assiduously. I also subscribe to other Landlord groups to ensure I keep myself abreast of legislation and benefit from all of the advice offered.
In as far as Paul's comments about doing due diligence go: these are our first EICRs, I researched those companies in our area offering the service - and then chose a company with affiliation to several trade organsiations and carrying the Kent Trading Standards and Checkatrade kitemarks - and with 100% positive feedback (for now!).
We paid £120 for each inspection, which is about the average fee in our area.
How though, are we expected to know how effectively the inspector sent out will perform? We don't see his report, or how he has coded, until after the work is done and paid for - at which point I did challenge (and, trust me, will continue to challenge should the same guy have done the inspections at our last 2 properties) both the crap he'd included about smoke alarms - which were taken off the schedule of work suggested, as well as his coding of and assertion that we must change plastic fuse boxes for metal ones. That is the point I admit when we were suckered by the statement that the siting of one of them meant it had to be a Code 2 - and into paying them to do the work!
But to use the MOT analogy from someone else's reply, if they do the work, then the re-test is included in the price - exactly as happens with an MOT.
Rest assured this company will not be misleading me again, nor will they keep their 100% positive feedback record - but HOW exactly do I find a trustworthy replacement when we next need one??... Read More

Denise G

14:23 PM, 3rd August 2020
About A week ago

Myth-busting - Electrical Safety installations Act 2020

Reply to the comment left by Andrew at 03/08/2020 - 14:06We didn't fall for the smoke alarms bit - and we also questioned the fuse box thing, but we were persuaded, regarding the box that is in the property near to its only exit, that we should have it changed.
They will be informed now that they have assumed we are naive landlords for the last time.
Our tenant who has been told his home failed it's electrical safety inspection , even after we'd challenged that in the other 2 inspection reports they issued, was reassured when we explained that as his fuse box isn't by the exit it is not unsafe.
My main question now though is: should those 2 reports ever have been issued as Unsatisfactory, or should we have insisted right back then, that with only C2s and C3s, they should have immediately been re-issued as Satisfactory with recommendations?
This is a relevant point whenever we receive notification that the other 2 reports are available, as we already have had the 'heads up' that both will be issued as Unsatisfactory... Read More

Denise G

13:47 PM, 3rd August 2020
About A week ago

Myth-busting - Electrical Safety installations Act 2020

I wish I'd seen your excellent video before commissioning our 4 reports.
The electricians we selected are members of NICEIC, CHAS, Constructionline and SSIP and are approved by Kent Trading Standards, Checkatrade.com and Trustmark - BUT so far we've had 2 checks done and both came back with Unsatisfactory reports (and I am expecting 2 more any day now).
Both of the first 2 reports we have seen so far (as they would only permit us to see them once we’d paid the £120.00 each for them and they’ve not yet billed us for the second 2) have coded as C2 'replace the battery smoke alarms in situ with optic hardwired alarms'!
We did some research and challenged that and have had installation of those removed from both quotes.
Both reports also coded replacing plastic fuse boxes as C2 - one of which we challenged and had removed , the other we accepted … because we were convinced of the need to replace it due to its position by the only exit route
We were then informed that if they do the follow up work needed in order to secure a Satisfactory report, we won't have to pay them another £120.00 for a repeat check!
We agreed to them doing the residue of the C3 and C2 work – including in one property replacing the plastic fuse boxes (at a cost of £600+) after they convinced us it was necessary because those 2 boxes are sited close to the only exit from the property.
I am annoyed to note today, on checking their revised quote for the property where they aren’t replacing the fuse box, that we have agreed to their replacing a perfectly good battery smoke alarm (is that even in their remit??) with another battery smoke alarm!
We are now wondering did we actually need to pay them to do any of the C3 and C2 work at all (£800 worth for the 2 properties we know about up to now so once we have the information for the other 2 who knows how much they will make out of us???) or should we have challenged the reports ever being issued as Unsatisfactory, as there are no C1s on either of them - or should we simply have asked them to revise both of the reports to Satisfactory, saying we would have the C2s and C3s done before the next inspection comes due?
The last 2 inspections (so we owe them another £240.00 already) we commissioned were conducted 10 days ago now – but we are yet to receive a request for payment or see the reports. Nor have we heard back from them that the work we agreed to them doing in the first 2 properties has been completed to give us our Satisfactory reports!
PS - I have now spoken with our tenant in one of the second 2 properties to be inspected and he has been told that his home has failed the electrical safety check because of its having a plastic fuse box. We, as the landlords and who after all will be paying the bill, have heard nothing as yet!
What is really narking us though, is that immediately we saw the bilge about hard wired optic alarms it felt like we were dealing with an outfit who were trying to rip us off – and now our feelings about that would seem to be confirmed.... Read More

Denise G

9:52 AM, 14th July 2020
About 4 weeks ago

Landlords warned not to discriminate against benefits tenants

As an aside - it's been our experience that anything other than tenants 'in full time work' increases insurance premiums substantially.
When we were asked to house a tenant a local housing authority were desperate to find accommodation for, they agreed to pick up the additional premium with her rent.... Read More