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    • Hi   I assume this mattress was the Tenants own property?   So after moving out the Tenants provided an attachment showing a stained mattress and wanting full deposit back and threatening to claim against you for this.   1. Tenants failed to notify you of this stained mattress issue until the end of tenancy after they had vacated the property.   2. You have no evidence that this was the actual mattress used in that property nor evidence to back up there claim the staining caused this mattress damage.  (i.e. one of them could have had an accident and wet the bed or done this when they moved from the property).     3. Ask them that you wish the mattress independently inspected. (which you are fully entitled to do and if it proves this claim is false it will be added to the deposit claim by you the landlord for damages as well as the Garden if you need to get landscapers in to carry out the work that should have been carried out by Tenants as per Tenacy Agreement and raised  by yourself (Landlord) on a few occasions which Tenants failed to rectify even at end of tenancy.   4. Ask them to provide you with the contact details of there Contents Insurance Company (tenants whether Private or Social Housing should always take out and have Contents Insurance but is up to that tenant) bet they don't provide it Big question is the Deposit protected in a Tenancy Deposit Scheme (TDS) and those Tenants that have left were given a copy of the Prescribed Terms for that TDS? (Bear in mind you may need to tell TDS that you are in dispute with the Tenant about damages i.e. mattress and Garden)    
    • plenty of time to research and calm down. nothing much to do until the end of june.    
    • well ...... 1st you need to go back to post 1 and carefully read ALL this thread from the start again and pay attention to the advice and the undertones it explains about 'debt'.   2nd ...the truth is you owe no-one ANYTHING, the OC wrote off and sold the debt, and got most of it back against tax and business insurance schemes ...throw the morality card out the window...the OC did by selling the debt on for <10p=£1. and the DCa want the full balance ...id so many fools stopped paying powerless DCA's tomorrow, the whole industry would collapse overnight.   3rd the only reason this is still around your neck is because you failed to follow given advice...had you ..it would now be statute barred.      ^^^ very important research the M+S credit card debacle using our enhanced google searchbox on this page   as for the PAPLOC reply,   D.. desipte a previous CCA requests, the claimant has yet to supply any/all of the required paperwork.   i: delete [CC is attached to this reply form]"   
    • Hi again   Yes, it's been a lovely day weather wise.   Guess you've better things to do with weather like today than help with this problem, so thanks very much for your input, it's very much appreciated.   Late this afternoon I did receive a reply from the tenants, and they are asking me to go 50/50 with getting the garden sorted, not only that, as they have moved away they are expecting me to get the quotes.   Regarding you view on this issue, its so easy not to see the whole picture and my thoughts that the staining damp may be of their own doing didn't occur to me as I was so locked into the historical leak. Taking a closer look at the room in question today, I'm convinced that they are trying it on with the stained mattress- they did mail through a picture and then a receipt for supposedly the mattress. My wife and I then took both the pic and receipt to the bedding store where purchase was made to ask if the two married up, the picture does not show any emblems/manufactures logo or such to prove that this is the case, so we are none the wiser- our thoughts being that the stained mattress is from elsewhere.   A few days back I spoke to our letting agent regarding all of this, as was quite correctly mentioned there are two parts to this equation, namely the mattress and then the property.   Our agents mentioned to me that as an inventory was not carried out initially with the let, (hindsight) the pictures that were used to advertise the property could not be used as evidence to present to the TDS to be compared to the pictures now as there is no proof that the advertising pictures were in fact how the property was when the let started. I mentioned that all digital pictures have a means of finding when that pic was taken- Geo tag/Metadata- agent was quite surprised by this. The agents thoughts then went for a hide in a vacuum-   This is going off at a tangent here-many moons ago my wife studied computer science at a local University, one of her classmates who she is still in touch with is now a practising Solicitor. My wife suggested that maybe I give her a call, a bit rude I guess, but I did  phone and with the pleasantries out the way  I asked for her opinion of the best way to get this sorted. Her remit isn't landlord type stuff, however she will speak to a colleague on Monday and come back to me.   The property is due to be relet on the 21st, we will ensure that the new tenants move in to a home that is immaculate and welcoming, trouble is its getting a tadge close to get the garden issues sorted in time.   I know that all this will get closure in the end, but at the moment I've had more fun with a toothpick-   Again, many thanks.
    • The collection is currently stored at curator James Blower's home, but he has now found a space situated in an old bank premises where he hopes to exhibit them from this autumn or early next year. View the full article
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Electricity meter and time switch


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I am on Economy 7 with EDF. My meter and time switch are both dated 1985 with the supplier "Eastern Electricity Board"

I have tried in vain with EDF to get these changed to digital. EDF insists on telling me the meter was changed last August and "Go away"

When I pointed out both appliances were stamped 1985 I was informed that this was irrelevant, they were refurbished items according to their records and this was correct.

My question > if the meter was refurbished would it not have a "REFURBISHED" sticker or some form of test certificate attached ??

I cannot get them to accept NOBODY has been to visit the property to change the items as they keep pointing out.

 

When I mentioned the time switch was 3 hours out I was informed they would make a visit within 5 days to set this correct. After endless waiting, I was then told they could not visit untiul 2009.

Any ideas ?

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in short, no there would not be a refurbished sticker on the meter and it is common industry practice to recertify and relocate a meter.

 

There are a few ways to check if the meter has been replaced. On or near the meter there should be a yellow sticker giving the meter exchange date together with the meter serial number of the previous meter and the readings from when the meter was removed and they new meter installed.

 

Failing this (and im assuming here you have been at the property for some time) check the bills before August and see if there is a different meter serial number on these bills. This would indicate a meter exchange did take place. If you do not have these or dont want to spend too much time looking at this yourself then you can ask the supplier to fully investigate your concerns and explain it to you.

 

With regards to the appointment, not that i am defending the company with this but they do need to book this appointment with the meter operators in your area that own the meter to check if the timeswitch is operating correctly and correct this if not (they would be the people that carried out this job regardless of which supplier you were with). At this time of year they do opperate with a minimal number of staff (due to the holidays) and emergencies will take priority over this type of job. However on saying that the when the job is carried out the supplier should (if necassary) amend any previous charges to correct the amount you should have paid. this will be based on the avarage percentage usage on the corrected meter. ie if you were using 85% on the day rate and 15% on the night rate on the old meter and 75% on the day rate and 25% on the night rate on the corrected meter the company should manaully credit the amout you have been overcharged. They cannot rebill you as they would need to use the readings on the meter but they will apply a "goodwill" or "ex gratia" payment onto the account to make this right. This should all be explained to you if this is needed.

 

hope this helps

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Concerning the meter and time switch. An ex EDF/EEB manager ( well actually a retired relation)has looked at these for me and agreed:

(a) the meter calibration date reads 1985

(b) the meter seal reads "Eastern Electricity 1985"

© an original cardboard tag is hanging from the meter dated 12/1/1986

(d) the time switch has a calibrated date of 1985

 

Assuming a refurbished meter may read 00000 how come since August2009 (4 months) I have used 270Kw in a one bedroom flat.

 

Conclusion, they are the original eqpt fitted when the house was built.

EDF Customer Services told me to ignore any Calibration stickers, dates or Utility Supplier names as they are irrelevant.

Our EDF manager says this is utter nonsense as all meters must carry a "recalibration date" which normally doesnt exceed 20 years.

With his statement and photographic evidence the problem has now been escalated up the tree with a letter to EDF HQ

We wait and see what happens, hopefully its game. set and match to me but that seems to easy.

 

Its astonishing what rubbish Customer Services can tell you, especially to ignore any calibration stickers etc.

Its a good job I have friends who work in the industry or I will have just been fobbed off with ridiculous statements.

Edited by laroc
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