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Hot water system not fit for purpose.


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Hi all,

 

We are in quite a sticky situation that I hope someone here can advise on.

 

We moved into an old house 12 months ago that has a fully electric heating and immersion hot water system. The hot water cylinder is a very old copper tank that is about 4feet tall. It has very little/thin original insulation.

 

In October last year we complained to the letting agency that the water was taking 3 hours to heat and wasn't staying hot. She advised us that the insulation was not the landlords responsibility and that we would have to install our own insulation jacket. I challenged that opinion and they sent someone around to fit a jacket themselves.

 

Early this year the duel immersion failed and the longer element that heats the full tank wasn't working, so that we only get hot water from the top half of the tank.

 

To cut a long story short, the letting agent has sent 3 separate electricians from the same firm out to check it over and all three electricians have said the tank is long passed its sell by date and that it really needs to be replaced for a more modern tank.

 

I have had a response from the letting agent today to say the electricians are not qualified to make that assessment and that their plumber has already offered costs to the landlord who has confirmed they will not replace the tank as it is not 'essential'.

 

We are a family of 2 adults and 4 children and live in Scotland.

 

So it seems we are being told to 'like it or lump it'.... :|

 

Does anyone know how we stand regarding the hot water system? Is the landlord within their rights to say that heating the top 12 inches of the tank is acceptable?

 

We are really sick about this....:|

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Have a word with Shelter.. contact information below. They don't just deal with homeless situations and will very likely be able to help you with this particular situation.

 

I see you are in Scotland so have provided the Shelter link for there.

 

http://scotland.shelter.org.uk/

 

If you click on the "Get Advice" section then that should provide more information for you to be able to get some help.

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I would think that this is costing quite a lot of money to heat that little amount of water as well.

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Uploading documents to CAG ** Instructions **

 

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Advice & opinions given by citizenb are personal, are not endorsed by Consumer Action Group or Bank Action Group, and are offered informally, without prejudice & without liability. Your decisions and actions are your own, and should you be in any doubt, you are advised to seek the opinion of a qualified professional.

 

PLEASE DO NOT ASK ME TO GIVE ADVICE BY PM - IF YOU PROVIDE A LINK TO YOUR THREAD THEN I WILL BE HAPPY TO OFFER ADVICE THERE:D

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I would suggest LL has a duty to repair existing immersion heater faulty element, but not replace system unless uneconomic. Any improvement in lagging (insulation) is for benefit of current T at his cost.

If T pays for better insulation, he is entitled to take it with him PROVIDED original insulation is re-instated to current standard, at end of T.

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Thanks Mariner51, the electricians have been out to try and repair the immersion element but it appears due tot the age of the tank it cannot be repaired successfully, hence we are only getting the top half of the tank heated.

 

They actually replaced the existing immersion with a new one to no avail.

 

With regards to insulation, I did find an extract from the Landlords and Tenancy Act that stipulates the LL is responsible for all insulations to the house.

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Have you contacted the council or your utility provider regarding free insulation.

There are many schemes that will provide free loft insulation or upgrade the existing.

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This Government link of Private Renting Repairs may be of help: https://www.gov.uk/private-renting/repairs

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