Nick Thomas Posted August 2 Share Posted August 2 Would downgrading to direct electric impact the EPC significantly? Would be fun if it took it below the legal-to-rent threshold, although I think you can coast on the current one until it expires. Bit of a loophole, that. Link to comment Share on other sites More sharing options...
Jilly Posted August 3 Share Posted August 3 So quite a small tank Link to comment Share on other sites More sharing options...
Pocster Posted August 3 Author Share Posted August 3 10 hours ago, Nick Thomas said: Would downgrading to direct electric impact the EPC significantly? Would be fun if it took it below the legal-to-rent threshold, although I think you can coast on the current one until it expires. Bit of a loophole, that. Must admit I did wonder that ….. Link to comment Share on other sites More sharing options...
Dave Jones Posted August 3 Share Posted August 3 put british gas cover on it, wait 8 weeks. claim. 1 Link to comment Share on other sites More sharing options...
markocosic Posted August 3 Share Posted August 3 There are usually flue length restrictions on those policies. And they often don't honour their contracts anyway. https://forums.moneysavingexpert.com/discussion/5956167/british-gas-homecare-mis-information-ongoing-problem - get a fresh EPC now - hot water cylinder or a little heat pump got water cylinder (tank with a heat pump on top) for better efficiency - oil filled radiators (the portable things with wheels) or a mini split AC for better efficiency (and upsell value) Through wall AC units exist if there's no balcony to make use of. Link to comment Share on other sites More sharing options...
Pocster Posted August 3 Author Share Posted August 3 2 hours ago, Dave Jones said: put british gas cover on it, wait 8 weeks. claim. Tenants got not hot water for 8 weeks though Link to comment Share on other sites More sharing options...
Pocster Posted August 3 Author Share Posted August 3 2 hours ago, Dave Jones said: put british gas cover on it, wait 8 weeks. claim. Though …. Looking at their website you can’t claim initially for 14 days . Doesn’t say whether ‘full’ cover covers the flue Link to comment Share on other sites More sharing options...
Pocster Posted August 5 Author Share Posted August 5 Apparently the fuse board in the flat won’t support an electric boiler or similar . I assume the supply just isn’t meaty enough . Link to comment Share on other sites More sharing options...
Pocster Posted August 6 Author Share Posted August 6 (edited) 30kw 8000 boiler Flue, Flue extension, elbows, clamps Worcester bosch filling link Worcester bosch magnetic filter Pipework and fittings Chemicals Labour £4888 including VAT This boiler comes with Worcester bosch backed 12 year parts and labour warranty as we are gold accredited installers 🫤 To add insult to injury at another property got a tenant that won’t leave after a section 21 and spends his salary on alcohol and cocaine….. joy comes in many forms . Edited August 6 by Pocster Link to comment Share on other sites More sharing options...
crispy_wafer Posted August 6 Share Posted August 6 I don’t have the words to ease the wallet pain, however you’ve now got a really good excuse for the house not finished thread…. Someone else will need to bring the biscuits and cakes for now though. 1 Link to comment Share on other sites More sharing options...
ProDave Posted August 6 Share Posted August 6 9 minutes ago, Pocster said: To add insult to injury at another property got a tenant that won’t leave after a section 21 and spends his salary on alcohol and cocaine….. joy comes in many forms . I am so glad NOT to be a landlord any more. 1 Link to comment Share on other sites More sharing options...
Pocster Posted August 6 Author Share Posted August 6 (edited) I know you are ! And as a LL I (expletive deleted)ing hate it now . Sad thing is I am in the process of turning over all my properties and HMO’s to an agent . This cocaine person was the final tenant I needed to leave . I was up there yesterday and managed to get him to open the baracaded door . He then broke down ( pitiful to watch and I have no sympathy left to give ) . Even let him have his deposit back early to help with costs on new place . His salary is around 35k so affordability isn’t an issue until you spend it all on booze and coke . Doing my best to change tenants before s21 gets banned . So I’m now down the accelerated possession order route ( still take months ) . Thats another 1.5k with proper legal support . Transfer to high court enforcement once done . Reckon that little lot will cost me 10k. Any donations welcome ! . Won’t mention the 2k roof leak I’ve got to get done also . Edited August 6 by Pocster Link to comment Share on other sites More sharing options...
Pocster Posted August 6 Author Share Posted August 6 🥲 Link to comment Share on other sites More sharing options...
Mr Punter Posted August 6 Share Posted August 6 We use a managing agent. Well worth the money. Shop around. We get full management at 5%. Also have a guarantor for each tenant. Link to comment Share on other sites More sharing options...
Pocster Posted August 6 Author Share Posted August 6 (edited) 37 minutes ago, Mr Punter said: We use a managing agent. Well worth the money. Shop around. We get full management at 5%. Also have a guarantor for each tenant. Yep . HMO’s are FAR more work and specialised. I would get 11.5% and a guarantor per hmo tenant. Sounds expensive I know - but , manage a hmo and see 🙄 Edited August 6 by Pocster Link to comment Share on other sites More sharing options...
Dave Jones Posted August 7 Share Posted August 7 19 hours ago, Pocster said: I know you are ! And as a LL I (expletive deleted)ing hate it now . Sad thing is I am in the process of turning over all my properties and HMO’s to an agent . This cocaine person was the final tenant I needed to leave . I was up there yesterday and managed to get him to open the baracaded door . He then broke down ( pitiful to watch and I have no sympathy left to give ) . Even let him have his deposit back early to help with costs on new place . His salary is around 35k so affordability isn’t an issue until you spend it all on booze and coke . Doing my best to change tenants before s21 gets banned . So I’m now down the accelerated possession order route ( still take months ) . Thats another 1.5k with proper legal support . Transfer to high court enforcement once done . Reckon that little lot will cost me 10k. Any donations welcome ! . Won’t mention the 2k roof leak I’ve got to get done also . hmo look out. the valuation office have started doing council tax bills per room for HMO's instead of 1 for the lot. Hello 8k pa council tax bill. 1 Link to comment Share on other sites More sharing options...
Pocster Posted August 7 Author Share Posted August 7 Just now, Dave Jones said: hmo look out. the valuation office have started doing council tax bills per room for HMO's instead of 1 for the lot. Hello 8k pa council tax bill. Oh I know ! . I don’t think Bristol would be that stupid . But I’m changing my HMO’s over to students so at least for now that shouldn’t be an issue …. Link to comment Share on other sites More sharing options...
Mr Punter Posted August 7 Share Posted August 7 33 minutes ago, Pocster said: Oh I know ! . I don’t think Bristol would be that stupid . But I’m changing my HMO’s over to students so at least for now that shouldn’t be an issue …. Good move. We have a small 4 bed student HMO. Parental guarantor for each. Agent does all the admin. They also do all inclusive of bills. 1 Link to comment Share on other sites More sharing options...
Pocster Posted August 7 Author Share Posted August 7 Just now, Mr Punter said: Good move. We have a small 4 bed student HMO. Parental guarantor for each. Agent does all the admin. They also do all inclusive of bills. I am anticipating everything especially with new government. So potentially room council tax , epc a c by 2030 , all contracts periodic , s21 ban , move your (expletive deleted)ing dog in etc etc The thing is a lot of landlords are swapping to students which causes a shortfall of ‘professional’ HMO’s …. Link to comment Share on other sites More sharing options...
SteamyTea Posted August 7 Share Posted August 7 8 hours ago, Pocster said: I am anticipating everything especially with new government. Same policy as the old government isn't it? Link to comment Share on other sites More sharing options...
Pocster Posted August 7 Author Share Posted August 7 Just now, SteamyTea said: Same policy as the old government isn't it? Some yes , some no , some maybe , some who knows ! Link to comment Share on other sites More sharing options...
Adsibob Posted August 7 Share Posted August 7 On 29/07/2024 at 14:42, Pocster said: Flat runs at a (expletive deleted)ing loss anyway . Sell the flat. Then this glue issue can be dealt with by the next mug. Link to comment Share on other sites More sharing options...
Alan Ambrose Posted August 8 Share Posted August 8 (edited) Did you ever find out what was actually wrong with the flue? Is there such a thing as a camera inspection and can the problem be rectified? >>> Sell the flat. It’ll likely come up unless their solicitor is asleep at the wheel. You’ll need to provide a recent certificate, which will detail the problem, and the buyer will probably want to deduct the cost of fixing it. Edited August 8 by Alan Ambrose 1 Link to comment Share on other sites More sharing options...
Pocster Posted August 8 Author Share Posted August 8 1 hour ago, Alan Ambrose said: Did you ever find out what was actually wrong with the flue? Is there such a thing as a camera inspection and can the problem be rectified? >>> Sell the flat. It’ll likely come up unless their solicitor is asleep at the wheel. You’ll need to provide a recent certificate, which will detail the problem, and the buyer will probably want to deduct the cost of fixing it. Apparently the seals have failed . They are going to cut opening all along a wall so they can remove old flue and feed in new one . The original boiler is 18 yrs old no one wants to touch that or offer any guarantee on it with a new flue . So it’s new flue , boiler and warranty. And yes , a solicitor on a sale would want a boiler working report for certain , so there is no option but for me to fix it . Link to comment Share on other sites More sharing options...
Alan Ambrose Posted August 8 Share Posted August 8 Commiserations, at least you can broadcast the new eqpt in your sales particulars 1 Link to comment Share on other sites More sharing options...
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