I'm Renting and My Hot Water System Is Broken Causing Large Bills - Should My Landlord Be Contributing/Covering These Bills?

DingoBilly on 03/02/2020 - 15:10

Hi all,

I'm currently renting and after a large electricity bill solely due to controlled load (5x the usual cost), I asked my landlord (real estate agent) to send through an electrician. They've done so, and they stated the water system should be replaced as it's heating the water almost 100% of the day through some faulty electronics as well as generally being old, hence the huge spike in the bill.

The trouble is that my landlord seems to be taking their time with replacing it (3 weeks into the next month/since it was found out), and in the meantime I'm paying about $250 a month extra for this unnecessary heating.

Given I've notified the landlord and they're aware of the problem, should I be passing on the next bill to them? If so, is this just a case of ringing up the real estate agent and working it through with them? Or should I ask for more of a 50/50 split or even just a suck it up/I have no rights in this matter type issue? Any other options I haven't considered (I could just turn the hot water off… but then I won't have hot water?).

Poll Options

  • 64
    Real Estate/Landlord should cover next bill/s
  • 4
    50/50 split between myself and landlord
  • 1
    I should suck it up/pay next bill until fixed
  • 28
    Turn off hot water and get used to cold showers
Home & Garden

Comments

  • ESEMCE on 03/02/2020 - 15:28
    +22

    Turn off the hot water in the morning and turn it on again at night before going to bed.
    (probably will need to do this at the circuit breaker)
    And chase up the RE agent

    • HighAndDry on 03/02/2020 - 18:49
      +7

      Yeah - OP, the landlord does need to fix it, but you're also supposed to do what you can to minimise your losses.

  • macrocephalic on 03/02/2020 - 15:29
    +6

    In a fair world the landlord should pay the excess for any delay. I.e.: if they got a plumber in ASAP and got the issue resolved then it would be up to you, but if they sat on their hands for a month then they should pay for the extra expenses incurred.

    In reality, good luck. I know someone that this exact issue happened to and they never got anything out of the landlord.

    Practically, you probably should just turn it off at the circuit breaker until it's fixed. If you're more keen then you could turn it on for only an hour or two each day, this will probably provide you with warm enough water to shower in.

    An argument might be made that the hot water service is broken, and that could constitute and emergency fault which would require the landlord to fix it within 24 hours (or within a reasonable time) or you could file a breach of lease. You'd have to check your lease and the relevant tenancy laws for your state.

  • abb on 03/02/2020 - 15:32
    +2

    You can definitely ask for a reduction in rent if something major (such as hot water) is broken.

    They probably won't discount by $250/m though. As mentioned, you could/should use the power switch to save some money. You probably only need it on for a few hours each day for your showers.

  • Typical16-bitEnjoyer on 03/02/2020 - 15:36
    +1

    Read this
    https://www.consumer.vic.gov.au/housing/renting/during-a-lea…

    Fill out and serve the PROPERTY MANAGER with this:
    https://www.consumer.vic.gov.au/library/forms/housing-and-ac…

    It doesn't fit the criteria under urgent repair. It would be considered a non urgent repair. Call 1300 55 81 81 if you want further clarification or advice.

    • payton on 03/02/2020 - 17:13

      Hot water equipment falls under urgent repair. Debatable whether a fault that causes large bills would be called a failure as per the wording.

      "a failure or breakdown of an essential service or appliance on the property for hot water, cooking or heating "

      https://www.rta.qld.gov.au/Renting/During-a-tenancy/Maintena…

      • Typical16-bitEnjoyer on 03/02/2020 - 22:09

        It hasn't "failed" or "broken down".

        Using "lots of electricity" is not a failure, especially since what the sparky said makes absolutely no sense - controlled load generally operates overnight.

        • blawler05 on 04/02/2020 - 09:44

          I had a similar problem with my hotwater, and it was traced down to the meter not switching the controlled load correctly or something like that.

          I am not an electrician, I just remember I was told I needed to get the off peak meter/switch in the circuit board replaced. The hot water system was fine.

        • Chandler on 04/02/2020 - 11:18
          +1

          controlled load generally operates overnight

          Yes, but OPs hot water system may not be connected that way - may be connected to full tariff and thus not switched.

  • soan papdi on 03/02/2020 - 15:58

    Non-urgent but should be repaired within 2 weeks at least. Put everything down in writing (email preferably) to the agent, state the dates and how many times you've contacted, the financial impact etc. Be ready to provide evidence about the $250/mo you stated as they will ask. Don't be shy to follow up every couple of days and keep the email thread intact so the agent knows you're serious.

    If not resolved in another 2-3 weeks from now, tell them you are considering going to VCAT (or the equivalent in your state) and will be withholding the excess amounts in the rent payment but at that point realize that your landlord will forever be unhappy with you and next time the lease is up for renewal, it will be unpleasant. Given they're not taking your complaint seriously, it's not a big loss anyway

    • Typical16-bitEnjoyer on 03/02/2020 - 16:11
      +6

      and will be withholding the excess amounts in the rent payment

      Lol. Please stop.

      Withholding rent is a surefire way for OP to cop a breach notice and get kicked out. Read the link I posted above.

      • soan papdi on 03/02/2020 - 16:30
        -3

        I see no harm in signalling intention given the history of follow ups over several weeks. He doesn't have to carry out straight away but if he does wish to, the agent can't claim they weren't warned. This all depends on how much the tenant is able to prove financial hardship (250/mo is fairly high, assuming it's correct)

        • qwerty on 03/02/2020 - 16:34
          +6

          If you dont like the conditions you go to VCAT / states equivalent or move out

          You dont have any rights to withhold rent

  • JimmyF on 03/02/2020 - 16:14
    +3

    large electricity bill solely due to controlled load (5x the usual cost)

    Controlled loads aka off peak loads are just that, they are normally not enabled during the day, so not sure how this heater is heating 24x7. There is normally a time clock or the smart meter controls them.

    I'm paying about $250 a month extra for this unnecessary heating.

    Find the breaker and turn it off when you're not using it. Elec storage hot water only takes a few hours to heat up normally. So turn the breaker on every second night when you go to bed and off again in the morning to reduce your power usage should stay hot enough for two days if you're not a heavy user of hot water, I have a feeling the guy told you porkies and its not heating during the day at all, but just heating non stop during the off peak hours.

    just a suck it up/I have no rights in this matter type issue?

    Raise it with the agent that if it goes on longer than a month, you'll be asking for a discount on the rent. But really its pushing up hill.

    As the hot water isn't broken aka its still providing hot water, you can't get any emergency repair.

  • Diji1 on 03/02/2020 - 16:48
    -4

    Don't bother raising it with agents or landlords, just a waste of time given their behavior.

    Contact the Housing Tribunal or similar body in your state.

    IMO (which is completely worthless given I am not a lawyer) you should not be responsible for any of the costs.

    If the Tribunal does not help with damages I would sue the landlord or agent for the direct financial damages that you are incurring as a result of this. Very easy case for a judge.

    • Typical16-bitEnjoyer on 03/02/2020 - 17:00
      +3

      completely worthless given I am not a lawyer

      Very easy case for a judge.

      Sorry, I lol'd

      • omgitzrick on 03/02/2020 - 17:53
        +2

        tbf he only said he's not a lawyer. he may be a judge.

        • payton on 03/02/2020 - 19:51
          +2

          Can you picture a judge ranting about Lib/Lab party while delivering their judgment?
          would have been on the news already

  • wannagrababargain on 03/02/2020 - 17:19
    +1

    Usually non-urgent repairs have a time limit. Most states it is 14 days. In your first correspondence notifying that the hot water unit was faulty did you remind them that they have 14 days to carry out the non-urgent repairs? Do you have correspondence that the agent/landlord have agreed to replace the heater? Maybe there is a breakdown in communication. Usually anything the electrician says to you can not be automatically taken as repeated verbatim to the RE agent. You should relay to the RE agent/landlord exactly what the electrician said and request that heater be replaced.

    Assuming that they have agreed to fix/replace it..This is common, that they agree to do the repairs but then are dragging their feet. You should get back to them and give them a "friendly" reminder that it is now beyond the 14 days required by your original notice for non-urgent repairs, and that it is costing you $x per day to pay for this faulty heater, and that they risk receiving a notice of breach of duty from you where you will also be seeking reimbursement of $x per day if the repairs are not done within x days. Give them a final deadline for this, say 7 days. Usually the threat of action will get more done than taking the actual action itself.

  • Elppa8 on 03/02/2020 - 17:47
    +1

    Just doing some quick calculations off the top of my empty head with some rounding off, let’s say the heater is is around 3kW and the controlled load 1 is around 11c/kWh. That calculates to 33c a hour x 24 which is $8 a day matching OP’s $250/month divided by 31.

    For this to happen there has to be a leak in the hot water heater or pipes and a faulty ripple control switch permanently on. OP might be on OP2 or TOU with a leaking HWS.

    • JimmyF on 04/02/2020 - 09:41
      +1

      That calculates to 33c a hour x 24 which is $8 a day matching OP’s $250/month divided by 31.

      Controlled loads are not active 24 hours a day though…….

      • kale chips suck on 04/02/2020 - 11:29
        -1

        I think you're confusing offpeak with controlled loads…?

        • JimmyF on 04/02/2020 - 11:43
          +1

          I think you're confusing offpeak with controlled loads…?

          Nope, Controlled Loads = Off peak

          Controlled Load 1 - is designed for loads such as hot water systems typically only requiring heating overnight, usually between 10pm and 7am and any other appliances suited to these times.

          • kale chips suck on 04/02/2020 - 11:50
            +1

            @JimmyF: Hmmm.TIL. At my mum's place she has a controlled load circuit that is remotely controlled by the power company, which they can turn off (and do, from time to time) if the grid is being overwhelmed, typically in the mid afternoon as people come home from work and turn on the air conditioning. Power consumed on that circuit is cheaper as a consequence.

            She also has off peak, I think, which is used for the HWS and so on, as you describe.

            • JimmyF on 04/02/2020 - 11:59
              +2

              @kale chips suck: It will depend on the Tariff the controlled load circuit is setup under.

              Hot water is normally under 1, which is controlled for use during the night aka off peak times only.

              There are heating/cooling controlled load circuits, that are on 24x7 but they can be turned off/load shed during high demand periods. But these are not for hot water usage.

              The later is pretty big in QLD. VIC had a period of offering them too mostly for heating, but I think that disappeared.

  • DingoBilly on 03/02/2020 - 21:15

    Thanks for all your advice guys, appreciate it! Will start turning off hot water and chase up real estate more proactively.

    • Typical16-bitEnjoyer on 03/02/2020 - 22:12

      It may help if you share the kWh used, price and billing period (amount of days) on your bill. The issue could be with your retailer.

      • DingoBilly on 04/02/2020 - 13:18
        +1

        Just for your interest, all of these are kWh totals for 30 days, and only for controlled load:

        January: 1,290
        December: 909
        November: 520
        October: 410
        September: 323
        August: 392
        July: 334

  • Euphemistic on 04/02/2020 - 08:31

    Lucky it’s summer time. Turn off the HWS. Cold showers for a while and keep chasing the landlord/agent to get it fixed ASAP.

  • haimrevolution on 04/02/2020 - 08:50

    It’s quite possible that the landlord doesn’t have the money to do it right now. Whilst a landlord should fix it as quick as possible there is no legal obligation to do so. What would have been prudent is if you asked if you could pay and send the paid receipt to them for a rent discount of that amount. Being an owner of 6 properties this is quite common and I’m yet to refuse that request

    • wannagrababargain on 04/02/2020 - 09:54

      In VIC there is a legal obligation to repair urgent things immediately and what is called non-urgent repairs within a time frame. In NSW there is a legal obligation to do urgent repairs within a fixed time frame. The definition of urgent does include hot water systems so one might classify the OP repair as urgent. OP is in VIC so either way there is a legal obligation and time limit.

      Lol if gets to the point that the tenant is demanding reimbursement, it is more than being 'prudent', the tenant would be exercising their legal right because the Landlord is in breach of the tenancy agreement!

  • HeWhoKnows on 04/02/2020 - 12:20
    +1

    Firstly the hot water system is working
    Secondly the owner should address any problems with the HWS (if any)
    Thirdly the reason as to why the power bill is so high needs to be resolved.

    Please note that the power meter may be faulty or the controlled load switch in which case its the power suppliers fault. The owner/agent cannot touch these.

    If indeed this is controlled load the "Control" part is not working.
    This is the power company's problem but the agent or owner should be contacting them.

    Until this is resolved OP cannot does not know who is the responsible entity

  • HeWhoKnows on 04/02/2020 - 13:26
    +1

    SOME PRACTICAL STEPS TO TAKE FIRST……

    OP should check for leaking hot water first

    If hot water is leaking anywhere this will significantly increase the heating time and hence the KWh.

    Firstly check around the hot water tank to ensure it hasnt sprung a leak.

    Also check that a significant amount of water is not running out of the overflow/pressure relief value near the top of the tank as this would indicate a thermostat problem. Placing a bucket under the overflow pipe to see how much water is being forced out over night would be a telling tale.

    Next check that all your hot water taps are OFF and not leaking

    Thirdly make sure your washing machine is not set to HOT water only. Change it to COLD water wash.
    This too can send your hot water bill sky high!

  • OzHunterNSW on 04/02/2020 - 15:54

    No, but they should be replacing the system.

    Write a letter informing that there is an issue with the system, and that you would like it addressed.

    Build a paper trail.

    If they fail to act, take the matter to Tribunal

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