Tenants Out of Hours Contact
Property Management opening hours are:
Monday-Friday 9am-6pm.
Office telephone number 02073842222
Email address: management@lawsonrutter.com
We know how stressful it can be when you have an out of hours emergency, which is why we have a 24hrs emergency contact who can assist you at any time, day or night.
Office telephone number 02073842222
Email address: management@lawsonrutter.com
We know how stressful it can be when you have an out of hours emergency, which is why we have a 24hrs emergency contact who can assist you at any time, day or night.
If your emergency is between the hours of 8am-11pm, please contact Rai Rattan, a local handyman who is able to address the vast majority of issues is on 0797 770 7070.
If you have an issue outside of Rai’s working hours or Rai is unavailable please contact Obree on Live-Chat 24/7 (recommended) at www.obre.world or by Telephone (24/7) at 0330 912 7441.
(You should only telephone the contractors noted above in a genuine emergency, otherwise you may be liable for the cost of the contractors visit).
(You should only telephone the contractors noted above in a genuine emergency, otherwise you may be liable for the cost of the contractors visit).
However if your emergency relates to a boiler or central heating issue please see the checklist below as often the boiler or central heating can be fixed at home using the checklist.
A password would have been provided to you, upon your move in and a letter sent to you in the post.
A password would have been provided to you, upon your move in and a letter sent to you in the post.
Please note: You should only telephone our out of hours contractors in a genuine emergency otherwise you may be liable for the cost of the contractors visit.
If you do not have heating or hot water and your landlord has British Gas cover please call 0845 9500 400
If you do not have heating or hot water and your landlord has British Gas cover please call 0845 9500 400
If you smell gas or suspect a gas leak please call: TRANSCO 0800 111 999
Boiler/ Central heating - Not Working Checklist.
Please see below a list of things to check at the property.
A. Ensure the boiler is switched ON and that the lights are ON. (If the lights are not on then the fuse may have blown)
B. Ensure that the programmer on the boiler is switched to the Heating and/or Hot Water position and is ON.
C. The room thermostat must be turned to a high level (If the temperature in the room is 18 degrees and the room stat is turned to 15 degrees the boiler will not switch on as it sees the room as being warm enough without the heating on)
D. If it is still not working, check the pressure gauge on the boiler or near the hot water cylinder. It should not be below 1 bar and if it is, then you will need to turn the nearby tap on the boiler very slowly to increase the pressure. You will see the needle on the gauge move its position. Once it reaches just over 1 bar, close the tap again.
E. Ensure that the radiator valves are all open.
F. If a radiator is warm at the bottom but cold near the top, there may be trapped air in the system and you may need to bleed the radiator.
G. How to bleed a radiator (The key to bleed radiators can be purchased in every DIY store)
It's a good idea NOT to bleed radiators with the central heating pump ON - if you do, there's always a risk that air might be drawn into the system making your problems worse. Note that bleeding a sealed system will reduce the pressure which will need to be adjusted afterwards - this is normally done by turning on the mains cold water feed to the system as mentioned in step 6 below. Confirm before starting the bleeding process that you know how to re-pressurise the system - if in doubt, consult a heating engineer.
1. With warm water in the radiator, switch off the Central Heating system.
2. Fit a bleed key onto the bleed valve (this is usually at the top at one end of the radiator - on some designs of radiator, it may be at the back).
3. Loosely wrap a piece of old cloth around the key to catch any expelled water.
4. Open the bleed valve by turning the bleed a 1/2 turn anti clockwise - hissing of air being expelled will normally be heard.
5. When water starts to dribble out of the valve, close the valve by turning the key a 1/2 turn clockwise. DO NOT OVER TIGHTEN.
6. If the Central Heating system is a sealed system, check the pressure and, if necessary, top up the pressure as required (often 1 bar but check the instructions).
7. The thermostat, boiler and programmer should work perfectly once all of this is done.
Once you have gone through this list and made sure that there is nothing you can do to get the hot water/central heating working then an arrangement will be made to have a plumber tend to the problem. Please note that in the case of a fault being found then any cost will be covered by the landlord. However, if it is a fault that could have been rectified using the information above, then you may be held responsible for the cost of any visit and the invoice will be sent to you for settlement.
2. Fit a bleed key onto the bleed valve (this is usually at the top at one end of the radiator - on some designs of radiator, it may be at the back).
3. Loosely wrap a piece of old cloth around the key to catch any expelled water.
4. Open the bleed valve by turning the bleed a 1/2 turn anti clockwise - hissing of air being expelled will normally be heard.
5. When water starts to dribble out of the valve, close the valve by turning the key a 1/2 turn clockwise. DO NOT OVER TIGHTEN.
6. If the Central Heating system is a sealed system, check the pressure and, if necessary, top up the pressure as required (often 1 bar but check the instructions).
7. The thermostat, boiler and programmer should work perfectly once all of this is done.
Once you have gone through this list and made sure that there is nothing you can do to get the hot water/central heating working then an arrangement will be made to have a plumber tend to the problem. Please note that in the case of a fault being found then any cost will be covered by the landlord. However, if it is a fault that could have been rectified using the information above, then you may be held responsible for the cost of any visit and the invoice will be sent to you for settlement.