Tenants asking for a lot of items to be fixed

schaumburg, IL · Member since 2018 · 17 posts · 2 votes

I am a newbie landlord with my first tenants who moved in last week.

Today I get an email asking for a list of items to be fixed (from ceiling fan to water heater to hinges on the door). They are asking if they can get it fixed and deduct it from the next months rent.

I know some of the appliances are not brand new but they are in a working condition. But bringing up a hinge on the electric panel is absurd.

How do I approach this request? There's no way I can fix all the items but want to show good faith in fixing some of them. But the tone in the email is concerning.

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Max Gradowitz

Bakersfield, CA · Member since 2016 · 378 posts · 307 votes

Every state has specific laws on the repair/deduct arrangement, non-payment of rent, etc. But, in general I'd recommend having your OWN handyman go there, right away, to make repairs and test any items claimed to not be functional. YOU should pay for it and have it fixed right away, before they can repair and deduct from the rent. Why? Because they may exaggerate the amount of time/work it cost to repair those items, or maybe exaggerating that they are in disrepair at all, possibly making things up, etc. If your handyman goes out there and fixes everything that needs to be fixed and takes pictures of everything, it's typically a better position to be in rather than letting the tenant dictate the repair/deduct arrangement.

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John W.
Rental Property Investor · Buffalo, NY · Member since 2017 · 257 posts · 130 votes
8y
Ask them to provide a little evidence of what needs to be fixed (pictures) and go from there. If it's simple, have them do it. If repairs are needed, show up, repair what needs to be repaired and leave the rest. If they continue to have objections explain why you went as far as you did and that's about that. Sometimes less is more and that goes with communicating with demanding people. My tenants have given up on trying to manipulate me (that includes trying to pit me against the other tenant, expecting me to jump when they say there is a repair needed without providing evidence, replacing things that aren't covered in the lease, threatening to move out if I raise the rent $25 dollars lol, etc etc.)

You have to establish an authoritative position and show the tenants that you will not be manipulated or tricked into anything. Some tenants will deceive and lie for their own gain. You have to establish yourself as a no-nonsense person. And sometimes there are situations where you don't know exactly what to do or if what they are saying is true, but be patient, give it time and thought, and you will come up with a fair solution.
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Bob Drew
OP
schaumburg, IL · Member since 2018 · 17 posts · 2 votes
8y
An update. I called the tenant to discuss the items they had emailed. He was more understanding over the phone which surprised me. Not sure why the confrontational tone in the email while on the phone, he was appreciating my efforts.
We agreed to fix some smaller items. I'm going to find out what's going on with the water heater. It appears that they aren't getting hot water after 10 minutes even after waiting for 15-20 minutes later.
I told him that he'll need to understand that the house is not a brand new house and there are items that will be less than perfect.
They said that they are willing to sign the conditional report after the items are fixed. I checked my lease and didn't see a clause that said that the condition will be "as-is" on the date of the move. I guess it's a lesson learned for me.
Hope they don't misconstrue me fixing the items as me being "too nice" and continue to complain. Only time will tell.
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Joel OwensBusiness Member
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Real Estate Broker · Canton, GA · Member since 2010 · 15k+ posts · 11k+ votes
8y
I have seen in courts before where if a tenant fixes things without giving the landlord (written notice) then a judge usually throws it out.
In my state the judge will usually tell the tenant (Why didn't you inform the landlord in writing with a list of the items needing fixing?)
The tenant will usually have an excuse of some kind and say how horrible the unit is to live in. Judge responds with ( Well why didn't you move then if it was so bad and you did not give the landlord proper notice about items needing to be fixed?)
Again tenant says some vague answer and the judge then grants eviction with maybe or maybe not damages against the tenant.
As to repair requests you have to separate out (repair) from (cosmetic) issues. Tenants like to lump the 2 together. For example a refrigerator provided by the landlord and not working is a repair or replacement issue. An old fan, old blinds, new carpet, fresh paint,etc,etc. are cosmetic issues. A landlord is not going to deliver a brand new space to the tenant at a reduced price they agree to in rent when they took the place.
You have to let tenants knows the difference between cosmetic and an actual repair request. I have seen tenants after making this request back off from demands after a landlord response.
If the water heater is not staying hot it could be undersized for the unit. If one thing is being used it might not have been noticed before but if washer is going, dishwasher, and shower at same time it might not can keep up with the demand.
We upgraded water heater in our house and that thing can put out hot water for a very,very long time. If water heater gets old a lot of sediment can settle at the bottom and also push crud through the water pipes wearing out other utilities in the house faster.
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Matthew Paul
Severna Park, MD · Member since 2013 · 7k+ posts · 7k+ votes
8y
I had the complaint about running out of hot water . So I go over there and run the shower for 20 minutes and its still warm . She tells me , yes but I like to take longer showers .
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Melanie ThomasBusiness Member
Real Estate Broker · San Antonio · Member since 2022 · 1k+ posts · 491 votes
3y
What does your lease say about minor repairs? I would never advise anyone to deduct repairs from rent. I would handle what could be considered health and safety related. Anything cosmetic would be an as-is deal. Good luck and happy investing!
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