No shower – It’s a dirty job?

by Readers Question

10:38 AM, 28th January 2019
About 7 months ago

No shower – It’s a dirty job?

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No shower – It’s a dirty job?

My new tenant of 5 weeks in my refurbished buy to let says I must fit an electric shower for him because he has a dirty job.

I recently put a new bath and taps in the house prior to him moving in. I had lost a considerable amount of money from the way the house was left by the previous tenant hence I put in a shower mixer tap on the bath which he viewed before signing the tenancy.

For me to put in an electric shower will be rather expensive. At least a months rent and my losses are already substantial.

He  now says he is moving out. I am an experienced landlord and wondering where to draw the line.

Opinions will be gratefully received

Ken



Comments

david porter

11:07 AM, 28th January 2019
About 7 months ago

tell him wysiwyg
what you saw it what you get
if it not what you wanted do not sign the ast contract

Annie Landlord

11:15 AM, 28th January 2019
About 7 months ago

You have refurbished the property and he accepted it on viewing. I can't really see that he can complain after moving in. Is he on a 6 months tenancy? I would let him know that he is at liberty to move out but presumably the AST will stipulate what happens if he breaks the AST. eg he continues to pay rent until you can relet

paul robinson

11:21 AM, 28th January 2019
About 7 months ago

He saw the bath with shower mixer tap before moving in - as long as it’s working ok what grounds does he have to move out.?

You could also argue - If that has plenty of hot water to it and if from a combi, what is the difference to an electric shower. Even if fed off a hot water cylinder, as long as that thermally efficient that’s no different to an electric shower.

Love tenants who start asking for stuff after moving in. Clearly state the position and maybe advise them to seek independent advice on their obligations by signing a tenancy agreement.

long term however, if they are that unreasonable, sometimes better to get rid and get a decent tenant in who is likely to stay much longer without loads of hassle.

Ian Narbeth

11:24 AM, 28th January 2019
About 7 months ago

If you can easily re-let without a void then you may be happy to let him go. If not, then why not suggest that he goes halves on the cost. That will keep him happy and lock him in to staying. If you are otherwise happy with the tenant you might offer him an extended tenancy.

Graham Bowcock

11:42 AM, 28th January 2019
About 7 months ago

Ken

There isn't a right or wrong answer, although the tenant is wrong in asking in the first place. Perhaps he thought a bath would do but has now realised it won't - in which case why didn't he offer to pay for the shower?

The way you go depends on your general feelings about the guy and his viability as a tenant long term.

The refurb costs aren't related to him, although it sounds like you have made him a reasonable home.

All my houses have showers and I think they are expected, so maybe by doing the work you will save the same issue occurring again.

If you intend fostering a good long term relationship with him, maybe suggest a compromise with him paying something towards the cost (but do document it and make sure he has no entitlement at the end of the tenancy).

Graham

Paul Shears

11:57 AM, 28th January 2019
About 7 months ago

Reply to the comment left by Ian Narbeth at 28/01/2019 - 11:24Excellent suggestion to solve what is either a problem tenant or the hot water from the boiler is inadequate.
For reference, I made a mistake in getting an excellent 40KW boiler installed with a basic mixer valve. This is the same functionally as a mixer tap. Big mistake on my part. The cheap mixer valve has to go and be replace with a proper approx £150 mier valve. Boiler are not very good at stabilising water temperature for showers.

Rob Crawford

15:32 PM, 28th January 2019
About 7 months ago

Don't underestimate the cost of installing an electric shower. You will need an independent electric supply from the consumer unit and water supply. If you have just completed a refurb it could be a nightmare.

Paul Shears

20:49 PM, 28th January 2019
About 7 months ago

Reply to the comment left by Graham Bowcock at 28/01/2019 - 11:42
Spot on Graham.
And if that doesn't work, only long term good is likely to come of it from the landlords point of view.
I do not like the sound of ye tenant''s tome as stated. There is no "must" here.

Paul Shears

20:58 PM, 28th January 2019
About 7 months ago

Reply to the comment left by Rob Crawford at 28/01/2019 - 15:32
If you can run your own 10mm cable, buy a 10.8Kw shower from Screfix at around £200, have a spare fuseway of adequate capacity and connect everything up except at the fuse board (Technically speaking thus should be done by an electrician), the whole job can be done for £400 including a drum of cable.
If you are in a hurry, it will take up to three men, electrican, plumber, and a labourer to crawl around in the loft or do the manual stuff and the whole thing could easily cost £1000 if you need to upgrade the fuse board as well. You will also need the good fortune to be able to source such people even at that price!
I installed my own shower over a couple of days for less than £300.
The same shower which had to be installed quickly in a rental property with the worst case scenario above, cost me £1000.

Lynne Davis

12:48 PM, 29th January 2019
About 7 months ago

Is there something wrong with the shower that he already HAS - the one fed by the mixer tap, that he saw before taking the tenancy? If it's just hand-held then I can understand why he might request (not demand) that a wall bracket or riser rail be fitted so that he can use it hands-free, but there's absolutely no need for an electric shower. We have a shower over our bath at home that's fed from a mixer tap and it's great!

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