Landlord Responsibilities, R&Rs, Drip Pans

[Art Maydan]

Hi Everyone,

I’ve got a few unrelated questions I was hoping to have answered:

• 1) It’s my understanding that it’s the tenant’s responsibility to change HVAC filters and carbon monoxide detector batteries every 6 months. Is that correct? If so, should I ask for some type of documentation that they did it? Or should I just peek at the filter whenever I come by?
• 2) What are my responsibilities as a landlord in case of an emergency? Say the house catches fire. Am I responsible for finding the tenants a hotel? Am I responsible for paying for it? Would the cost be covered by insurance?
• 3) Do you use any rules & regulations in addition to those in the standard lease? The standard lease basically says, “Don’t make noise and be a nuisance to the neighbors.” Fair enough. Do you add anything to that?
• 4) Are water heater drips pans always recommended? And if I have a water heater without a drip pan, do I need a plumber to install it?

Much appreciated!

[Levi T.]

For item #1, you are only responsible for what your write into the lease. If you say they have to do it, they have to do it. If you did not, well I guess that's up to interoperation. I would attach a fine for each when it's not done.

For item #2, I have had a house burn down because the tenant's kids where illegally smoking in the backyard. RedCross came along and put them up, I had nothing to do with that, so no you dont IMO ... I just had to deal with the aftermath of fixing the house, which fell to me and my insurance company. Time I arrived at the fire, the fire department was standing around along with RedCross and the tenant, getting things sorted and the fire put out.

For #3, & #4, yes there are rules, the lease is rules, like changing filter, not disturbing the peace. They break those rules, we have the right to do something about it, normally fine them or evict them. As for the hot water tank / HVAC pans, it depends, not required that I know of, but if you want one you can go buy it and have anyone install it, just lift the unit up and slide it under.