Notaclue Posted March 24, 2017 Report Share Posted March 24, 2017 My letting agents have got a locksmith to change the front lock to my house without my consent. I asked for a quote! I have not been to property for couple of weeks but lock has been fine, it's a 3year old upvc door. Letting agent said had a viewing and then couldn't unlock the door. They advised had been difficult to lock/unlock on a previous occasion but didn't inform me until now. They do not know cost yet but estimate £150 +VAT at least! They have said the invoice can be paid from my first months rent when (and if!) they find me a tenant. I will have to pay for the work done I'm sure but this seems a bit unfair, anyone any suggestions whether I am liable for costs? Or what I do if they don't find me a tenant? Quote Link to comment Share on other sites More sharing options...
Richlist Posted March 24, 2017 Report Share Posted March 24, 2017 If the lock don't work its gonna need fixing irrespective of wether it's 3 years old or not. But, on the face of of it this sounds very wrong for the agent to get the work done without approval. However, I assume you signed a contract/ agreement with the agents when you appointed them to handle your rental property. What exactly did you agree to ? Check it first, you may have signed giving the agent authority to get repairs done up to a specified limit. Quote Link to comment Share on other sites More sharing options...
Notaclue Posted March 25, 2017 Author Report Share Posted March 25, 2017 Thanks for reply. Yes I suppose it would have to have been done sooner or later. It's just LA agreed to let me know before any work was done. Maybe locksmith just went ahead. Contract says only emergency repairs if they can't get in touch with me. just hoping it's not too expensive I probably could have got a new door fitted for c.£400! Quote Link to comment Share on other sites More sharing options...
Richlist Posted March 25, 2017 Report Share Posted March 25, 2017 Those locks are not overly expensive and changing them is an easy diy job....Some people change them every time they have a new tenant. I assume you are not local so would not be able to do it yourself ? The issue with having the agent deal with any repair is that the final cost consists of the price of the parts, the contractor labour cost and the bit the agents adds on for arranging the work......then there is vat to add on....so it's always going to be much more expensive than by getting the job done any other way. Get onto the agents, give them a contact number that they can get hold of you 24/7 and set limits on how much they can spend before they need your approval......put it in writing. Make it clear that you won't pay if they dont follow the agreed process. The only good news here is that its all tax deductible. Good luck. Quote Link to comment Share on other sites More sharing options...
Grampa Posted March 25, 2017 Report Share Posted March 25, 2017 I dont think its quite a simple as mentioned. If there is a security issue then that is a emergency especially if the door wouldnt lock (or at risk of not opening next time) and the agent was the last person to access it as he has a certain amount of responsibility over the property. Plus a duty of care in looking after the landlords interests. If the property is in a higher risk area that makes it even more urgent. So I think the agent has done the right thing BUT: 1.The agent should have at least called, left message, emailed to take instruction or let you know what they at doing. 2. £150 + is in my view excessive for changing a lock. if the door is open a good handyman would do it for £25-£50. If the door is locked shut it can be a bit more specialised which it reflexed in the cost and the skills needs to open the door first. 3. What time of day or day of the week was the issue determined it needed doing? If it was 4.30pm on a Friday and the door wouldn't lock or they couldn't shut it without risk of it not opening again I think the cost is reasonable. Hard to swallow but had to be done. Also as RL mentioned what is in the T&C's you signed with the agent? If you need to revise the arrangements/T&C's with the agent now is the time to do it. Doing something is normally better than not doing anything. Quote Link to comment Share on other sites More sharing options...
Melboy Posted March 25, 2017 Report Share Posted March 25, 2017 Agree with above comments. It would take me less than 3 minutes to change a UPVc door lock at a cost of around £15 for a top quality Yale non-drillable-out stainless steel lock. I know, everyone has to make a living . Quote Link to comment Share on other sites More sharing options...
Notaclue Posted March 25, 2017 Author Report Share Posted March 25, 2017 Thanks all for your comments. I'm just bit peeved because I rang LA just as locksmith collected keys and was waiting for a call back from them to advise what problem was and make my decision. I had to ring next day to find out that work had been done and they don't know cost yet! I only live 45mins away and know people who could have helped. Door was stuck in locked position so all safe. LA worried because they had viewing booked for 2 days later! When I have tenants in I'm happy for LA to do emergency work as necessary but in this instance not really an emergency I don't think. I appreciate they were just trying to help. And I've been told I can't do anything as regards tax exempt as property is no tenants in place. Quote Link to comment Share on other sites More sharing options...
Richlist Posted March 25, 2017 Report Share Posted March 25, 2017 If your property has been previously let and is currently empty, available to rent and being actively marketed as such then the cost of repairs and maintenance IS TAX DEDUCTABLE. Never, ever accept tax advice from estate agents.....always check. Quote Link to comment Share on other sites More sharing options...
Grampa Posted March 25, 2017 Report Share Posted March 25, 2017 1 hour ago, Richlist said: If your property has been previously let and is currently empty, available to rent and being actively marketed as such then the cost of repairs and maintenance IS TAX DEDUCTABLE. Never, ever accept tax advice from estate agents.....always check. Sound advice. Quote Link to comment Share on other sites More sharing options...
Notaclue Posted March 25, 2017 Author Report Share Posted March 25, 2017 Thanks all for your comments. Still no news regarding cost. Waiting 4 days so far. No tenants before. A steep and increasingly expensive learning curve for me! Quote Link to comment Share on other sites More sharing options...
CaylinBr Posted January 19, 2022 Report Share Posted January 19, 2022 Seems a little bit unfair to me too, you should have been announced at least, before changing the lock. It can't be done without your confirmation, no one should make changes on their own and make you pay for them, this is not logical. I think it woun't be a big issue for you to change the locks if you would be asked for, just be sure to use a good locksmith like I do every time I need to change or to fix any lock, gladly I have a really good locksmith harrow, I haven't have even an issue working with them, all the locks were changed fast and I had even a warranty for the work done, this means in case something would not work as it should be, I would be able to ask for a change for free Quote Link to comment Share on other sites More sharing options...
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