I installed a new boiler in 2020 and have a rolling boiler care insurance which entile it to an annual servicing. An appointment for service was made for Last year November and was commutated to the tenant who confirmed that she will be home but when the engineer arrived she was not at home. I tried to call for days without any response and when she eventually responded to my WhatsApp message, she told me she travelled to Poland and as a result the 2023 boiler service is still pending because she is always give excuses of unavailability due to work, however, she gave me 08/11/24 as her day off and I manage to secure another appointment for the said day off and forwarded the appointment email to her and I also continued to remind her. When I sent her the final reminder yesterday morning, she replied to say that she was on her way to work and won’t be home until 1 pm and so when the engineer came he met a locked house again.
Will it be wrong if I asked her to pay for my 12 months wasted premium or any charges from the engineer since she has made it impossible for this important boiler service to be implemented since she moved into the property in 2023?
I don’t think you can legally charge the tenant for the missed service appointments. It might be easier all round if you are able, to use the same company you use for the CP12 to also do the service so both can be done in one visit. You can then take action if the tenant doesn’t give access for you to undertake your legally required CP12.
I have just read my Open Rent tenancy agreement and contrary to my previous post clause 9.43 states the following;
“The Tenant shall be liable for all reasonable losses resulting as a consequence of the Tenant’s failure to allow access to the Premises.”
Thank you for the comment
There is a difference in allowing access and providing access. The tenants have to allow access but there is no requirement for tenant to be there to let tradesman in as can just allow landlord to provide access to the tradesman.
Clearly if they say they are going to be in they should have notified ll of change in plans but this is common for tenants. Personally at next review I’d just increase rent by slightly more than otherwise to cover the additional cost.
Could you not arrange to let the engineer in yourself, with agreement from the tenant so they are not inconvenienced?
Richard and Karl’s suggestion is an option although not every tenant is comfortable with their landlord accessing the property while they are not there. I prefer the tenant to suggest it rather than me having to ask.
With boilers I take the view it is better I am there, also because they do the gas safety at the same time and you absolutely have to make sure they fill out the gas safety certificate in full, including name of landlord, and I then take my copy and explain it all to tenant. I had boilers break after 5 years because we are in a very hard water area and the boiler needs servicing to flush the calcium build-ups. Tenants come and go and they aren’t going to care about the long-term health of your boiler.
On both occasions they agreed to be in but didn’t which is very frustrating. Thanks for your comments
Setting a good relationship is key. I work from my tenants property while waiting for tradesmen. If tenant is uncomfortable then they must make themselves available. I usually state that there will be a charge from tradesmen if appointment is missed. Unfortunately some companies give time slot but hardly keep those timelines. Either arrive early or late. And tenants thinks this is all clockwork. I make all the effort to be in the property when tradesmen is there as you can make decisions immediately if further action is required.
Jospahine
She dosent want you in the house
Somethings up…
Its Time to threatener with eviction
Cause
Under law:
If a boiler is faulty and or needs to be replaced
Entry has to be given for health and safety reasons
You can also apply to the court for the following:
GAS INJUNCTION
Where, you can apply to a County Court for an injunction to gain access to the property.
This is a quick option, but you will need to pay a court fee.
Judges are usually sympathetic to landlords who can show they have tried to resolve the issue out of court.
I hope this helps Luv
Keep us updated…
Thank you all for your responses. I will act as suggested 
This sounds like a tenant I am arguing with on Facebook. But in that thread it said they have not received the Gas Safety Certs since 2017. I have surmised the same as Josephine above, the tenants are denying access and blathering on, on Facebook and I’m getting angry retorts as I said I’m not buying it, not being home and then being rude to the Gas Engineer are separate from no Certs since 2017… I would be furious if I lost my insurance which is what happened to Me too - My agent was charging Me for Gas Safety Certs which were basically fraudulent and My new Baxi was not serviced so I lost the insurance which it turns out was null and void anyhow as it covers the Boiler not the fact Mr Singh installed it wrong in the first place. I’m another landlady selling up … 4 sold one 6 Bed HMO to go so cant advise on said annoying tenant. But absolutely up the rent to market levels when you can.
yes you would be wrong. boiler servicing is really critically important, be there yourself and use that time to do an annual landlord inspection. ask the tenant if there is anything that needs fixing so you can plan to fix at the same time. good boiler techs /plumbers will also do plumbing jobs so it can save you a call out.
I group boiler services together and accompany the service tech (they are not engineers in my book)
also check the smoke detectors and CO detector when you are there and just check wastes are ok and that taps are not loose or leaky, look at your gutters, are the doors ok, do your windows close ok, is there any damp etc.
I save a fortune by being ahead of maintenance jobs and dont get taken to the cleaners by an agent.
I suspect you may be a more remote kind of landlord in that case just arrange for someone to be there or if you know and trust the plumber let him have a key. my maintenance guys are solid family men and tenants dont mind if they have a key as long as they are properly informed