Who is responsible? Could anyone provide information about responsibility for the following two situations that occurred during the management of my residential property. 1. A plumber was called regarding the kitchen sink taps, which were reported as ‘old jamming and would not turn off’. The plumber used by the managing agency came to the property, removed the existing taps and spout and replaced them with a budget chrome set with a spout designed for a basin, not a kitchen sink, ie has a reach of 100mm rather than the existing spout with a reach of 150mm. When I returned to live in the property I phoned the plumber and asked where were my original taps and spout and why did he take them. He replied that I should have said to leave them there and that they were probably on the scrap metal heap. I replied that I was not there, and that the taps were high quality, at which time he told me they were probably made in China. (They were solid brass gold plated Dorf Manor House). (By the way, the same plumber had reported on a previous occasion that the heat exchange hot water tank feeding the central heating system had burst and would need to be removed and replaced, his suggestion was to dismantle the system and install gas heating. I did not want to do this, so the situation remained static until a general handyman charged $100 for a silicone application to the outlet pipe and the system became fully operational). I contacted Dorf technical department who advised what would be needed to restore the taps to function ie cleaning threads, replacing O rings and reseating the valves. Dorf no longer make the gold plated taps, so they cannot be replaced. Question is: what are my entitlements in this situation. I have found another company who will supply taps similar to the originals, at a cost of $372.00. If the plumber had left the original taps, I would have had them repaired and installed, and I don’t know why he took the spout, given that it was working OK. 2. A tenant reported one hotplate on the electric cooktop was not working and an electrician was called by the agent. I was told by the agent that the cooktop and underbench oven was not suitable for the location and did not vent property, it was in place for 13 years and installed according to instructions and worked fine for the years that I used it. When I returned I phoned the electrician about the stove, wanting to know where it was. He said it was at the tip and that the tenants had not cleaned it and allowed liquids and fats to spill onto the wiring underneath which was hazardous and the entire stove had to be trashed. The agent had not told me about this. A replacement stove was required, but new ovens require a slightly larger cabinet space. I advised that property manager that I did not want the solid timber hardwood kitchen benches or cabinetry cut or altered so a second hand cooktop and oven was sourced by the electrician and installed. Upon returning to the property, it was necessary to replace the 2nd hand stove and when the cooktop was removed I discovered that the 35mm solid timber bench top had been cut 50mm wider and a new standard cooktop will by shy by about 10-15mm. The stove manufacturers do not have a surround that can be used to cover the gap. (By the way, the operating/installation manual for the original cooktop and underbench oven was removed from the house manual, so I was unable to provide technical information when trying to verify the suitability of the appliance for the location with the manufacturer, but the consultant expressed doubt that it was unsuitable, and it was installed according to manufacturers specifications. Question is: what recourse, if any, do I have about the alterations? The less satisfactory situation of installing a 2nd hand stove was to avoid altering the woodwork, but it has occurred anyway, in spite of me telling the PM that I did not want it. Is the PM or the electrician accountable? These incidents are part of a host of other complaints concerning the negligent management of the property by the agents. Their ‘Guarantee’ states ‘we monitor repairs very closely. We act on repairs according to your instructions in the Management Agency Agreement. We maintain complete records of maintenance carried out to your property for future reference’.