Emergency call out rental in Exeter
Professional emergency call out rental services in Exeter and surrounding areas. Local, reliable handyman - no job too small.
Price Guide
£100-£210
Typical Duration
1-4 hrs
Location
Exeter, Devon
Emergency call-out for rental properties. When your tenant has a crisis that can't wait - leaks, locks, heating failures - I'll get there fast and fix it properly.
3pm on a Friday: "The Tenant Call"
Your phone rings. The tenant. Never good news when they call on a Friday afternoon.
Boiler's packed in. Or there's water coming through the ceiling. Or they can't lock the front door. Or the drains are backing up.
You need someone reliable who'll actually turn up, fix it properly, and not charge you a fortune for the privilege.
💡 Pro tip: Landlords who respond fast to emergencies get better tenant retention and fewer complaints to the council. It's cheaper to fix things promptly than deal with the aftermath of ignoring them.
Why Emergency Call-Outs Are Different
Normal handyman jobs get scheduled. Emergencies interrupt everyone's day - including mine. But that's the service.
| ✅ Emergency Response | ❌ "We'll Fit You In" |
|---|---|
| Drop everything, get there within hours | "How's next Tuesday?" |
| Assess and fix in one visit if possible | Need to come back with parts |
| Make safe immediately if can't fix fully | Leave it dangerous overnight |
| Direct contact with tenant speeds things up | Endless back-and-forth via landlord |
What You Get
🔧 The Emergency Service
| Stage | What Happens |
|---|---|
| Call | Brief me on the problem - I assess urgency |
| Arrival | Get there within 2-4 hours (Exeter/local area) |
| Assess | Check the issue, confirm what needs doing |
| Fix | Sort it properly, or make safe if specialist needed |
| Report | Photos and summary sent to you after |
📦 You're Left With
- Problem fixed or made safe
- Tenant not freaking out
- Photos showing what was done
- Clear invoice (no surprise extras)
Pricing Guide
| Job Type | Estimated Time | You'll Pay |
|---|---|---|
| Quick fix (leak isolated, lock freed) | Up to 1.5 hrs | £100 |
| Standard repair (tap replacement, board up) | 2-3 hrs | £110-£160 |
| Major repair (multiple issues, parts run) | 3-4 hrs | £160-£210 |
Emergency minimum is £100 (first 1.5 hrs) then £50/hr after. If specialist parts needed, I'll quote before buying them.
Common Rental Emergencies I Sort
🔧 Plumbing
- Burst pipes, leaking taps, overflowing toilets
- Blocked drains backing up
- No hot water (immersion, not gas boiler)
🔐 Security
- Locks jammed, keys broken in lock
- Doors/windows that won't secure
- Fence panels down after storms
💡 Power
- Tripped consumer unit (reset and find fault)
- Blown sockets, broken light fittings
- (Not full rewires - that needs a sparky)
🌡️ Heating
- Radiators not working (bleed, check valves)
- Thermostat issues
- (Not gas boilers - that needs Gas Safe)
What Makes This Landlord-Friendly
I've worked with letting agents and private landlords around Exeter for years. I know the drill:
- Tenant liaison - I talk directly to them, assess the urgency, report back to you
- Photo evidence - everything documented so you know what was done
- Honest assessment - if it's not urgent, I'll tell you it can wait
- No hourly creep - I don't drag jobs out, you pay for actual time
Exeter's rental market is competitive. Keeping good tenants happy means responding when things go wrong.
Why Choose Us for Emergency call out rental in Exeter?
Same-day response when your tenant has an emergency
Direct contact with your tenant to assess and fix the issue
No-nonsense pricing - you know the cost before I start
Photos and report sent after every emergency job
What to Expect
Step 1: The Call
You (or your tenant) call me, explain the problem. I ask questions to work out if it's genuinely urgent and what I'll likely need. If it's an emergency, I give you an ETA.
Step 2: Get There & Assess
I arrive, talk to the tenant, look at the issue properly. If it's a quick fix I crack on. If it needs parts or a specialist, I tell you the options and make it safe in the meantime.
Step 3: Fix & Report
Job done, I clean up, photograph what was done, and send you a summary with photos. Invoice follows with clear breakdown - you know exactly what you're paying for.
🔧 DIY Tips
Some "emergencies" aren't really emergencies - here's how to help your tenant help themselves:
🔧 Things tenants can try first
- No power: Check the consumer unit - flip all switches fully off then back on
- No hot water: Check immersion switch hasn't tripped, check timer setting
- Running toilet: Lift the cistern lid, check the float valve isn't stuck
- Dripping tap: Turn off isolator valve under sink to stop the drip overnight
- Jammed lock: Spray WD-40 in keyhole, wiggle key gently
📋 Create an emergency info sheet for tenants Include:
- Your contact number for emergencies
- My number (once you've briefed me on the property)
- Location of: stopcock, consumer unit, boiler controls, immersion switch
- What to do first for common issues before calling
⚠️ When to call immediately (don't DIY)
- Water you can't stop (and you can't find the stopcock)
- Electrical burning smell or sparks
- Gas smell (call National Grid emergency line first: 0800 111 999)
- Locks completely broken so property can't be secured
- Sewage backing up into the property
💡 Pro trick: Keep a small "emergency kit" at the property: WD-40, duct tape, spare fuses, torch, basic tools. Lots of "emergencies" are just tenants panicking about simple fixes.
Rather leave it to a pro? No problem - that's what I'm here for. Give me a call.
Good to Know
⚠️ Multiple properties? Once I've worked on your rentals, I keep notes on each - where the stopcock is, quirky boiler, dodgy lock. Makes future call-outs faster and cheaper.
Out of hours? I don't do 2am call-outs as standard, but if you've got a genuine crisis (flood, no security) send a message - if I can help I will. No promises, but I try.
Repeat issues? If I'm back at the same property for the same problem three times, something needs properly fixing not bodging. I'll tell you straight - false economy to keep patching it.
Exeter rentals often have quirks - old plumbing, weird electrics, temperamental boilers. I've seen most of it in the local rental stock, so I'm rarely surprised!
Frequently Asked Questions
What counts as an emergency for rental properties?
Anything that makes the property unliveable or unsafe: no heating in winter, water leaks, blocked drains causing flooding, broken locks so they can't secure the property, no hot water, electrical issues. Basically stuff that can't wait until Monday morning without causing real problems for your tenant or damage to the property.
How fast can you actually get there?
Depends where I am and where the property is, but typically within 2-4 hours for genuine emergencies in Exeter. I keep slots free most days specifically for emergency calls. If I'm already on a job, I'll let you know honestly when I can get there - no false promises.
Do you charge more for emergency call-outs?
There's a £100 minimum for emergency calls (covers first 1.5 hours), versus £60 for planned work. After that it's the standard £50/hr. You're paying for me dropping everything and getting there fast, but I don't take the piss - if it's a 20-minute fix you still only pay £100.
What if it's not something you can fix?
I'll assess it, make it safe if needed, and tell you honestly what specialist you need (Gas Safe plumber for boiler, electrician for fuse board issues, etc). You still pay the call-out, but I'll talk to your specialist and explain what I found so you're not paying them to diagnose it all over again.
Can my tenant call you directly?
Once you've briefed me on a property, yes - makes things faster. They explain the problem, I assess if it's genuinely urgent, if yes I sort it and bill you. If it's not urgent I tell them (and you) it can wait. Saves the back-and-forth when your tenant's standing in water at 7pm.
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Got multiple jobs?
Make the most of your first hour - I can often tackle several small tasks in one visit. List everything you need done when you call!
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