Lettings desks sit between tenants, landlords and contractors. Etchells is a residential plumber, heating and gas engineer you can brief with a tenant report, access notes and landlord authorisation — then get clear findings and certificates back for your files.
Gas Safe registered 227442. Call 07775 775908. Houses, flats and HMOs across South Birmingham, Bromsgrove, Hagley, Kidderminster and the corridor towards Bewdley.
From tenant report to landlord update
Most agency jobs start with a tenant message — no heat, a leak, a dripping tap — not a blank enquiry form. A workable brief usually includes:
- Property address and a plain-English description of the fault
- Whether the landlord has authorised attendance or a spend limit
- Access: tenant times, keyholder, or collection from the office
- Any known boiler make/model or recent works (helpful, not essential)
We complete the residential plumbing, heating or gas work, then supply findings so you can update landlord and tenant without chasing a half-finished visit.
Authorisation and access windows
Letting teams often cannot send a contractor until the landlord agrees. Say so when you call — we schedule against the authorisation and access you actually have, not an assumed open diary. Shared houses and HMOs may need clearer room or appliance notes; see HMO gas services.
Access windows matter as much as urgency. Tenant-only access, office keys and “after 4pm” constraints are normal; flag them early so the booking matches what the occupant can offer.
Compliance paperwork handoff
After a landlord gas safety check we issue the Landlord Gas Safety Record. Agents commonly hold copies for the landlord and arrange tenant supply within HSE timescales — your process, our certificate. Detail on the check itself: landlord gas safety certificates. Broader landlord-facing overview: landlord gas services.
Typical tenant reports we take from agents
| What the tenant says | What agents usually need from us |
|---|---|
| No heating / no hot water / boiler not working | Boiler repair diagnosis — not DIY gas work |
| Toilet, tap or pipe leaking | Plumbing repair |
| Kitchen sink or appliance connection issue | Kitchen plumbing |
| Bathroom or shower fault | Bathroom plumbing |
| Radiator cold while others heat | Heating diagnosis (valves, controls, system or boiler) |
| Gas safety certificate due / landlord chasing CP12 | Landlord gas safety (CP12) |
Tenancy changeovers
Changeover weeks are when agents clear snags before the next move-in: dripping taps, toilets, kitchen and bathroom faults, a heating check, and gas safety where the certificate is due or the landlord wants a clean start. Use the void window rather than discovering faults in week one of the new tenancy.
Between-tenancy maintenance checklist
Related pages
Property services hub · Property managers (portfolio operations rather than a lettings desk) · HMO services · Landlord services
Lettings areas we regularly cover
Tenant call-outs and changeover work follow our residential corridor from South Birmingham into Worcestershire.
Related property & gas services
Property professionals
Letting agents FAQs
What should we send you when a tenant reports a fault?
Address and postcode, a short description of the fault, who will give access (tenant, keyholder or office), and whether the landlord has authorised the work or spend. Photos help for leaks and visible plumbing faults.
Do you need landlord authorisation before attending?
Yes where your agency agreement requires it. Legal gas safety duties remain with the landlord; booking and payment usually follow your management or agency terms. Confirm authorisation before we attend unless you already have standing instructions for that property.
How do access windows usually work?
We arrange attendance by phone against the access you can offer — tenant home times, key collection, or a supervised visit. Narrow windows and last-minute changes are common in lettings; tell us constraints early so we do not book a slot the tenant cannot keep.
What paperwork do you hand back after a gas safety visit?
We issue the Landlord Gas Safety Record (often called a CP12) after a gas safety check. You can then copy the landlord and supply the tenant within the timescales HSE sets out. Exact filing is your process; we supply the certificate and clear findings.
Can you help at tenancy changeovers?
Yes. Voids are a practical time for plumbing snags, heating checks, boiler servicing and gas safety before the next move-in. See our between-tenancy checklist for a typical list.
What if an appliance is found unsafe?
An unsafe appliance must not be used. If a heating appliance is disconnected, HSE states the landlord must provide emergency heating while remedial work is arranged by a Gas Safe engineer. We explain findings so you can update the landlord promptly.
Do you cover lettings stock in Harborne, Bromsgrove and Kidderminster?
Yes — those places sit in our regular corridor. Confirm the property postcode when you book so we can say clearly whether we can attend.
Discuss your residential portfolio
Tell us roughly how many properties you look after and what you need help with. We will come back to discuss coverage, access and how ongoing work can be arranged.