How Long Should a Tenant Wait

Question

I have been hearing and reading lately that some Landlord tenants have been without heat for several Days. What is a typical time frame a landlord should be acting on this?

Granted just know what I read on a news site about a apartment complex in Aurora Colorado being without heat for over 30 days.

I have a Friends inlaws, that I hear near me in the midwest, that been out of heat for a week. supposedly waiting on a part. Supposedly the landlord gave them some space heaters to help.

Do we as landlords have some kind of obligation to get heat on quick as possible no matter what the cost?

Would you also say that a possible reduction in rent be adequate to compensate for the tenants trouble, or no?

I am a newbie but we have a Furnace go out on one of our SFR and of course it was on a Sunday. I went over notice it was not igniting, check ohms and it was bad. Called a heating company and was fixed within 3 hours. I got sock of course Sunday charge plus service call but tenants need heat.

Mike Cumbie · Answer

Hi @Chris Sukala

Yeah I believe in the pretty much as soon as possible when it is cold out. Getting some space heaters for a "very short term" fix would be acceptable (Waiting a day on parts etc). 30 days in my eyes would be completely unacceptable. 2 or 3 days with space heater backups would sound understandable.

Good luck!

Dawn Anastasi · Answer

Generally, you want to make sure people have heat.  Plus, you want to protect your property so the pipes don't freeze and burst which is another set of expensive problems. There are some ways to minimize emergency issues like this:

a) If you buy a property with a 20-25 year old furnace, consider replacing it right away.  These ancient furnaces aren't as energy efficient as today's models, and you don't want one to give out right away.

b) Make sure that the furnace filters are changed on a regular basis.  Either have the tenant do it or do it yourself to make sure it gets done.  (Or have a handyman go around to the properties every 3 months and do it.)

c) Make sure the furnaces are kept clean and the systems checked out.  Don't let tenants stack items or furniture pushed up against them. There needs to be air flow.

d) Make sure you build a relationship with a HVAC contractor in advance so if something like this happens, you know who to call.

Dan Mackin · Answer

Generally ASAP when it's cold out. Dependent on the state heat is considered something for the house to be habitable for tenants when it's cold so as a landlord you're legally obligated. Space heaters do technically count in some cases, but then you're opening yourself up to a higher risk of fire. The case in Aurora is quite the extreme and the building is just owned by a majority slummy type owner(s) who just don't want to put in any money. We'll see what the city does about it.

Account Closed · Answer

I agree with all of the comments thus far, it should be on an ASAP basis especially in the colder months..I tend to keep a list of the good hvac guys that I use to build a good trustworthy relationship with them..

Chris Sukala · Answer

@Frank Sanchez will do. Like I said this is not my property, however I just wanted to help these people out

Jim Adrian · Answer

It helps to have a yearly service contract for the hvac system.  They clean the units in the spring and fall.  This can catch parts failing before they go completely out. This extends the service live the equipment.  Pricing will vary but it runs me around $200 for the year.  This also is a great excuse to check out the inside of the rental.

Frank S. · Answer

PM me with the cross streets + zip code and I will gladly look up the appropriate book.  Then, you should call the city to confirm.  Don't give them your address.

Chris Sukala · Answer

@Frank Sanchez Ok so there are codes and obviously different cities have different views but if she does not have he on next week I'll have her check.

@Matthew Paul most definitely. And like I said I am not hearing the whole story more then likely. He did supply them will space heater so he made a conscience effort to keep them warm.

Matthew Paul · Answer

getting heat back ASAP is priority 1 .  BUT , there are times when you cant get a service guy out there for a couple days if they are swamped . Then if it needs a part that needs to be ordered that could be a couple more days .  It can happen .  Having some oil filled electric radiators , or those ceramic heaters can be a building saver . ( One of those small ceramic heaters keeps my RV 72 degrees in 30 degree weather)

Frank S. · Answer

Check latest code.

Section 13-196-410 of the Municipal Code, the City of Chicago sets the heat requirements for every family unit or rooming unit to which heat is furnished.  The code requires that heat be supplied between September 15th and June 1st of the following year.  The heat requirements are as follows: 68 degrees between 8:30 a.m. and 10:30 p.m and 66 degrees between 10:30 p.m. and 8:30 a.m.

Any lessor who fails to provide or who falsifies information required to be provided by Chapter 5-16 shall be subject to a fine not exceeding $500.00 for each offense.

How Long Should a Tenant Wait

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