Tenant wants to exchange electric cooker with gas cooker?

I remember one of my Tenants wanted to take the bath out and put a shower in instead. When I spoke to my Management Agent they suggested that I not make the change as then if this Tenant decided to leave the property in future I would then need to put a bath back in for the next Tenant. So, I don't allow changes like that to happen and certainly not whilst I am in growth phase of my property portfolios. Some Tenants think it's alright to make changes without asking permission so make sure they know not to make changes as it's in their Tenancy Agreement. If it's going to cost the Landlord more money in future to replace or maintain then I would take that into consideration as it might not be as ideal a situation if it means you have to spend some more cash in future.

I remember one of my Tenants wanted to take the bath out and put a shower in it's place. When I spoke to my Management Agent they suggested that I not make the change as then if this Tenant were to leave the property in future I would then need to put a bath back in for the next Tenant. So, I don't allow changes like that to happen and certainly not whilst I am in growth phase of my property portfolio. Some Tenants think it's alright to make changes without asking permission so make sure they know not to make changes as it's in their Tenancy Agreement. If there is a water escape and the carpet that the Tenant decided to replace upstairs gets damaged, it's not my fault as the Tenant did not ask permission to replace the carpet and therefore they can not ask for money from the Landlord because it's ruined.

Reply to the comment left by North of England Hands Free Investor at 22/07/2023 - 13:01
Point made of the complexities of changing things unnecessarily and precisely my point to Adrian in terms of gas cooker being replaced. Unless there is justified reasons for change then leave well alone is my take altho each landlord has different views I guess.

Reply to the comment left by Adrian Jones at 22/07/2023 - 10:04
As a former technical claims manager for AXA insurance. If an adverse event occurs and the replacement cooker is the cause they can void your insurance on the basis that you did not inform them of the change as has cookers are deemed to be higher risk of causation of fire etc. in your policy declaration it states you are legally obligated to notify them of anything that may cause 1. An increase in premiums 2. Cause a higher risk to adjoining property as it your common law duty of care to your neighbours not to have them suffer damage or loss. 3. You signed a declaration that you would inform them of any material facts that may effect the policy cover.
4. Hence the above the will deny the any claim which involves the cooker and void the policy for breach of contract.
I’m a lawyer of 23 years experience 10 with AXA insurance as technical claims manager

Reply to the comment left by Mr. C at 22/07/2023 - 14:59
Thanks Mr C that's very clear and straight forward information that I for one wasn't aware of so very useful to know and makes sense even though I probably wouldn't have even thought about notifying insurance people. Just reaffirms notion of changing nothing unless it's absolutely necessary.

Reply to the comment left by Mr. C at 22/07/2023 - 14:59
Thank you Mr C. I have been a Landlord for over 40 years and must have had hundreds of policies. I cannot recall ever being asked what type of cooker was at the property.

If it was relevant wouldn't the insurer need to know ?

I'd be interested if any other readers have encountered this, clearly the consequences could be enormous.

I've not had insurers ask what type of cooker is installed. Would you need to inform insurers if you were changing a cooker's fuel type in your own house ? Never heard of it.

Reply to the comment left by Adrian Jones at 23/07/2023 - 10:04
We'll have you ever read the small print of your policy? The point is all insurance policies are based on risk. If the cooker was changed and was deemed to be causation a report by a fire officer and a loss adjuster would go to a technical claims manager to investigate. They would then have a recorded telephone conversation with the policy holder and ask relevant questions. Insurers are always taught to try to deny the claim based upon either the policyholder failure to notify a change in material circumstances (change of cooker is) or owner/occupier liability in negligence. Just because some people have not heard of this doesn't mean it doesn't happen. All I'll say is read the policy not just the policy booklet

Reply to the comment left by PH at 23/07/2023 - 10:08
We are talking about the tenant changing the cooker in a rented property. In your own property if you changed the cooker that's fine but the fact remains if the appliance was not fitted correctly etc the policy would be void because of the negligence as you owe your insurance company a common law duty of care not to cause them loss. This is because all policy premiums go into what is known as a "pool" with all other policy holder premiums. If you are negligent they suffer loss all the other policy holders suffer loss because their premiums would rise because of paying out a claim.

I have just received confirmation from NFU that change of cooker is not considered relevant.

I have also spoken to an acquaintance who is an Executive Adjuster at McLarens who said the same adding it is not something he has ever been asked to look at when investigating a claim.

With regard to the small print, apparently the Consumer insurance (Disclosure & Representation Act was introduced to stop insurance companies using it as an excuse not to pay out on claims.

Thank you again everyone for your input I am now clear on the way forward.

Happy Landlording!