The vast majority of property issues can wait to be reported until the next business day, which does not waste unnecessary out of hours costly call out expenses placed on your landlord. Please only use Armstrong Estates maintenance reporting for properties managed by us.
At any time, in case of a genuine emergency, the following numbers may be useful;
Gas leak – 0800 111 999
Electric power cut – 105
Mains water leak – 0800393084 or 03457171100
Fire Service & Police – 999
Break – ins (non emergency) 101
Weekend heating system failure 07843282341 or 07949102695
(we will attend within 48 hours of being reported to us)
Lost Keys : Due to new government legislation we no longer provide a chargeable call out service for tenants locked out due to lost keys. Please be diligent and careful with your keys, ensure you obtain a second set and keep them safe with a relative or someone you trust.. Should you become locked out of your property due to misadventure or accident (and have not kept an accessible spare set), please be advised that you will need to contact a locksmith and pay for their services. You require express permission in writing from ourselves or your landlord to change locks, and must provide us with 2 copies of any new keys within 24 hours of changing locks.
Infestations : Any form of infestations should be reported directly to the local authority, these may include Rats, Mice, Fleas, Bed Bugs, Wasps & Bees, Ants etc. The local authority can be contacted by copying this link below into your internet browser ;
Response Times :
Please note we endeavour to address general maintenance issues as soon as possible, and emergency issues within 24 hours.
We will always request contractors contact you direct to arrange access when reported via this page, by doing so you agree to this procedure and your contact details provided being passed to the contractor. We do not release keys to contractors without your consent, but in the event you report an emergency reserve the right to access the property without your consent for yours, and the landlords property protection.
You must not instruct contractors yourself to undertake repairs, if you do so you will be liable for payment to the contractor for any works you arrange. Anything reported outside of the landlord responsibilities specified under the Landlord & Tenant Act 1985 will be evaluated, and if deemed non-emergency, will be dealt with during normal business hours, where they will not incur an out of hours surcharge from a contractor.
Data Protection Notice ;
By reporting maintenance via this website, you consent for your contact information provided to be forwarded onto a third party contractor to contact you direct to arrange access to your property.