Help! Tenant insists there is a leak but repairman can’t find one

OP

Member since 2021 · 11 posts · 6 votes

Hi Scott, thank you for taking the time to answer.

The drip pan is there and it fine. There is water inside the fridge on the bottom under the crispers. There is water on the floor outside the fridge as well. But I nor the repairman can find where it is coming from.

Nathan GesnerBusiness Member

Moderator

Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes

Isn't the answer obvious? Your lease says he is responsible, so remind him of that and stop accepting his complaints. He can put his own fridge in, put yours in storage, and swap them back out when he moves out. Or he can hire his own technician to evaluate it.

Hold him to the terms of the lease or tell him he can move out and find a rental that meets his needs.

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20 Reply

Scott Mac

Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes

Quote from @Gigi Smith:

Hi Scott, thank you for taking the time to answer.

The drip pan is there and it fine. There is water inside the fridge on the bottom under the crispers. There is water on the floor outside the fridge as well. But I nor the repairman can find where it is coming from.

Maybe a clogged drain or a frozen over drain (???)

Maybe call a different repair company--you are at the mercy of the tech (I've been told illogical--STUPID things a few times by techs who gave up on trying, and then had another tech breeze through the repair without a problem).

Good Luck!

OP

Member since 2021 · 11 posts · 6 votes

He can’t afford to buy a new fridge, he wants me to buy it. He can’t afford storage either. He can barely afford groceries. When he was yelling at me yesterday I calmly informed him that he is free to find another place to live, to which he replied that he wants to live at my unit forever because he loves it and the rent is too expensive everywhere else.

Sylvia B.

Rental Property Investor · Douglas County, MO · Member since 2014 · 1k+ posts · 1k+ votes

Quote from @Gigi Smith:

Also, his lease states that it is the tenants responsibility to maintain and repair appliances but I have been doing so all these years to be nice. What should I do?

Stop being "nice". Stick to the lease.

5 Reply

Sylvia B.

Rental Property Investor · Douglas County, MO · Member since 2014 · 1k+ posts · 1k+ votes

Quote from @Gigi Smith:

He can’t afford to buy a new fridge, he wants me to buy it. He can’t afford storage either. He can barely afford groceries. When he was yelling at me yesterday I calmly informed him that he is free to find another place to live, to which he replied that he wants to live at my unit forever because he loves it and the rent is too expensive everywhere else.

What he wants is irrelevant. I would tell him that his lease will not be renewed. I don't put up with people yelling at me.

9 Reply

OP

Member since 2021 · 11 posts · 6 votes

I agree. He has been nasty to me for quite some time but he is elderly and alone so I put up with it but this has gone on long enough. I get complaints from him every other month.

I’m thinking about hiring two or three more repairmen (because my tenant obviously won’t do it) and see what they say. If all three can’t find where the water is coming from, then obviously the tenant is putting water there on purpose to make it look like the fridge is leaking. But then what?

John UnderwoodPro Member

Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes

Quote from @Gigi Smith:

He can’t afford to buy a new fridge, he wants me to buy it. He can’t afford storage either. He can barely afford groceries. When he was yelling at me yesterday I calmly informed him that he is free to find another place to live, to which he replied that he wants to live at my unit forever because he loves it and the rent is too expensive everywhere else.

Sounds like you need to raise the rent at lease renewal time.

Let him know that you take care of tenants that take care of you. Ones that complain frequently don't get leases renewed even at a slightly higher renewal rate.

OP

Member since 2021 · 11 posts · 6 votes

Quote from @Scott Mac:

Quote from @Gigi Smith:

Hi Scott, thank you for taking the time to answer.

The drip pan is there and it fine. There is water inside the fridge on the bottom under the crispers. There is water on the floor outside the fridge as well. But I nor the repairman can find where it is coming from.

Maybe a clogged drain or a frozen over drain (???)

Maybe call a different repair company--you are at the mercy of the tech (I've been told illogical--STUPID things a few times by techs who gave up on trying, and then had another tech breeze through the repair without a problem).

Good Luck!

Maybe! I think I should get another opinion or two to get to the bottom of this.I feel like the tenant is playing games though but how do I prove it?

OP

Member since 2021 · 11 posts · 6 votes

Quote from @John Underwood:

Quote from @Gigi Smith:

He can’t afford to buy a new fridge, he wants me to buy it. He can’t afford storage either. He can barely afford groceries. When he was yelling at me yesterday I calmly informed him that he is free to find another place to live, to which he replied that he wants to live at my unit forever because he loves it and the rent is too expensive everywhere else.

Sounds like you need to raise the rent at lease renewal time.

Let him know that you take care of tenants that take care of you. Ones that complain frequently don't get leases renewed even at a slightly higher renewal rate.

Thank you. Yeah I would get him out today if I could. He is in hysterics over this. His brother just called and threatened to sue me unless I replace the fridge. I told him that according to the lease, it is not my responsibility.

2 Reply

OP

Member since 2021 · 11 posts · 6 votes

Quote from @Sylvia B.:

Quote from @Gigi Smith:

He can’t afford to buy a new fridge, he wants me to buy it. He can’t afford storage either. He can barely afford groceries. When he was yelling at me yesterday I calmly informed him that he is free to find another place to live, to which he replied that he wants to live at my unit forever because he loves it and the rent is too expensive everywhere else.

What he wants is irrelevant. I would tell him that his lease will not be renewed. I don't put up with people yelling at me.

Thank you for the advice. I wonder if I am stuck with him until his lease expires or if I have grounds to get him out due to him violating the lease.

Matt M.

Specialist · Easton, PA · Member since 2018 · 1k+ posts · 2k+ votes

Quote from @Gigi Smith:

He can’t afford to buy a new fridge, he wants me to buy it. He can’t afford storage either. He can barely afford groceries. When he was yelling at me yesterday I calmly informed him that he is free to find another place to live, to which he replied that he wants to live at my unit forever because he loves it and the rent is too expensive everywhere else.

Please please do not renew this tenants lease!!
send a copy of the lease where it states about them being responsible for the fridge repairs and be done with the conversation.

Austin F.

Investor · MI · Member since 2015 · 227 posts · 478 votes

This guy is taking advantage of your empathy.

DO NOT renew his lease.

DO NOT get sucked in to any more minor complaints.

DO fall back on your lease; if it is the tenants responsibility say so and be done.

Next time he has a minor complaint say

"I am sorry but it seems as though this rental is no longer satisfactory to you. I am giving you the opportunity to break your lease and find a new unit within 30 days, I am sorry my unit is not up to your standards."

If he is violating his lease in any way you can serve him notice, but be very sure about the laws surrounding this action.

5 Reply

Deak Smith

Rental Property Investor · Winfield, WV · Member since 2019 · 20 posts · 11 votes

This might not be possible due to variations in appliances, but maybe swap out your perfectly functioning fridge from your home with his "leaker". He will have a fridge you KNOW to be working fine & you will also be able to tell if he's BSing you about the leaks because it'll be in your home. Then base your response on the facts gathered.

Rodney Sums

Laveen, AZ · Member since 2016 · 584 posts · 528 votes

Quote from @Gigi Smith:

Hey everyone, I need some advice. I have a tenant who is complaining that his fridge is broken and leaking, but the repairman cannot find the source of the leak and said the fridge is working perfectly. There is water in the bottom of the fridge, but no sign of where the water is coming from.

This tenant is constantly complaining about appliances not working properly. I’ve always ended up having the appliance replaced because no matter how many times I or a repairman fixes it, it somehow “breaks” again. For example last year he was complaining that the toilet was too low for him and wanted me to get him a new one. I said no because there was nothing wrong with the toilet. A week after that he said the toilet is not flushing properly. The plumber said it’s flushing normally. Few days after that, my tenant says the toilet is leaking. There was water on the floor around the toilet but the plumber said there is no leak. The water came from no where. Said the tenant is playing games. Since there was still two years left on his lease, I caved and bought a brand new toilet. He was happy and the complaints stopped.

Now the fridge is “leaking” but the repairman says he cannot find where the water is coming from. I think the tenant is putting water there on purpose and claiming the fridge is leaking when it is not. The repairman took a look at it last night and today my tenant has been calling/texting nonstop complaining that his food will be ruined and his house will be flooded from the leaky fridge. I’m a handyman myself and could not find a source of a leak. I think the tenant is messing with me again because he wants a new fridge (the current one is only 4 years old). He has 11 months left on his lease. Also, his lease states that it is the tenants responsibility to maintain and repair appliances but I have been doing so all these years to be nice. What should I do? Do I call another repairman? Do I tell my tenant to handle it himself? Can I get the tenant out before he lease is up? I cant take this anymore. This tenant is driving me crazy.

Charge him for every visit someone comes out and there either isn't a problem or that he is responsible for as per your lease terms and/or your landlord tenant act. Being a tenant is not a free pass to be abusive and wasteful. Or allow him to break his lease n kick rocks

Ari Friedman

Member since 2022 · 22 posts · 15 votes

The toilet leaked, and replacing it stopped the leak. You blamed the tenant. Now the refrigerator leaks, and your repair person can’t find the leak. You’re blaming the tenant again.

There are dozens of places where water is generated in a refrigerator. For instance, in a top-freezer auto defrost model, every defrost cycle generates water which drains out a channel. That channel often blocks with ice, meaning a few cupfuls of water rain down into the fridge below.

You need better repair persons, and to stop blaming your tenant for things outside their control.

Conn G.

Rental Property Investor · Cincinnati, OH · Member since 2019 · 120 posts · 68 votes

If there is truly nothing wrong with the system, have the repair man charge his time to the tenant. Be upfront about this and let them know beforehand. The number of complaints should diminish.

Theresa HarrisPro Member

Member since 2019 · 15k+ posts · 11k+ votes

Stop being so 'nice'. Tell him his lease states he is responsible for them. Also tell him he's clearly not happy there, so he should find another place to live or deal with the appliances himself. He can buy a used one. If he can't afford groceries, then he should be living in a less expensive place.

Do NOT renew his lease. If you keep playing his game, you aren't going to solve the problem. Tell him you've had a repairman in who said the fridge was fine and that's it. If he's violating the terms of the lease, then yes you can get him out sooner.

Linda S.

Investor · Richmond, VA · Member since 2016 · 1k+ posts · 2k+ votes

@Gigi Smith,

From my experience, happy tenants stay happy, complaining tenants stay complaining.

If I were you, I'd be upfront the tenant "Look, nothing personal, but I don't think you are happy here. You have contacted me X times in the past 12 months about stuff, and I have sent people who have told me it's not broken. I checked the lease, and I have erroneously been sending people, when it's actually your responsibility. I won't be sending anyone else, as per the lease repairs are the tenants responsibility. If you'd like to get out early, I can let you out at cost and waive any fees. Please let me know how you'd like to proceed."

3 Reply

David Dachtera

Rental Property Investor · Rockford, IL · Member since 2014 · 4k+ posts · 2k+ votes

Quote from @Gigi Smith:

Quote from @Scott Mac:

Quote from @Gigi Smith:

Hi Scott, thank you for taking the time to answer.

The drip pan is there and it fine. There is water inside the fridge on the bottom under the crispers. There is water on the floor outside the fridge as well. But I nor the repairman can find where it is coming from.

Maybe a clogged drain or a frozen over drain (???)

Maybe call a different repair company--you are at the mercy of the tech (I've been told illogical--STUPID things a few times by techs who gave up on trying, and then had another tech breeze through the repair without a problem).

Good Luck!

Maybe! I think I should get another opinion or two to get to the bottom of this.I feel like the tenant is playing games though but how do I prove it?

Newer fridges are self-defrosting. However, the melt-off doesn't just magically disappear. Some of them drain it down into a pan under the fridge and the condenser fan evaporates it. You need someone who can check into the drainage and make sure that's not an issue making it go where it shouldn't.

My $0.02 ...

John Bartlett

Member since 2021 · 62 posts · 46 votes

@Gigi Smith if the fridge has an ice maker or water dispenser, I would have it disconnected and capped off. If it's coming out of the wall. I would have the wall opened up, the line hidden in the wall for future use, and the wall repaired.

Also depending on the ageb of the fridge,it could be a bad seal or the door is not closing correctly from a dish towel or other object in the way. While it's running and cracked, humidity will condensate on the cool inside that is getting in the fridge.

This Tennant is showing a very clear pattern that will drive you nuts, cut into the bottom line. This is a very clear 80/20 rule. He is in the 20% of your headaches, move him along and your headaches will decrease.

Dave G.

Investor · Phoenix, AZ · Member since 2016 · 349 posts · 418 votes

To all you new/aspiring investors, this is a clear example of a "landlord" getting exactly what she deserves from the tenant. She is not holding the tenant to the lease, she is in denial about to handle it and is getting all kinds of great advise in response to her post which she appears to not be listening to.

It's not a matter of being cold or heartless, this is a business not a social program. You cannot allow other peoples' issues or limitations become your problem. You must "train" your tenant (and everyone you do business with) that you will hold them to your business agreements (lease). If they deviate or don't perform, there are consequences. Period.

Dan Hellweg

Real Estate Agent · Chicago, IL · Member since 2020 · 8 posts · 6 votes

Quote from @Gigi Smith:

He can’t afford to buy a new fridge, he wants me to buy it. He can’t afford storage either. He can barely afford groceries. When he was yelling at me yesterday I calmly informed him that he is free to find another place to live, to which he replied that he wants to live at my unit forever because he loves it and the rent is too expensive everywhere else.

I also died laughing at this line "that he wants to live at my unit forever" but after he just yelled at you. I feel like that was probably all you needed because now he knows he's not in your favor anymore.

Without knowing who he really is personality wise or what's up in his head, I would just get him to record a video or two, put down some paper towels, etc to get some "proof"

Dave G.

Investor · Phoenix, AZ · Member since 2016 · 349 posts · 418 votes

Quote from @Linda S.:

@Gigi Smith,

From my experience, happy tenants stay happy, complaining tenants stay complaining.

If I were you, I'd be upfront the tenant "Look, nothing personal, but I don't think you are happy here. You have contacted me X times in the past 12 months about stuff, and I have sent people who have told me it's not broken. I checked the lease, and I have erroneously been sending people, when it's actually your responsibility. I won't be sending anyone else, as per the lease repairs are the tenants responsibility. If you'd like to get out early, I can let you out at cost and waive any fees. Please let me know how you'd like to proceed."

Perfect. Everything needed for the dialogue is right here. Send notification in writing too.

You can do this, or you can keep sending repair men out until the end of time. These are you options.

Good luck in your choice.