I would fix it. The alternative is your tenant likely won’t fix it and you run the risk if a simple leak that would probably cost you a few bucks to fix, going unfixed and continuing to leak and you end up with a much bigger problem and a lot more damage that ultimately costs you much more to fix down the road.
Are they month to month? I believe after the tenant has been there over a year on Section 8 then they automatically convert to being month to month. My experience with Section 8 tenants is they generally try to be as low maintenance and cooperative as possible.
1. Either way it goes you need to fix the leak, and if she's month to month...give a 30 day noticve you are evicting her because I can pretty much guarantee you that with proper screening you will be able to find another Sec 8 tenant that is less of a hassle and you may be able to get more rent from the next tenant.
2. If they are not month to month, then I would have a licensed plumber that knows what to really look for come in and see why these leaks keep occuring......then,,...when her lease is almost up...give the appropriate 30 day notice......and get another Sect. 8 tenant.
Don't fix it and deal with rotten wood. Either you take cake of your property or it doesn't get taken care of. No matter what your lease said it's your property and don't expect tenants to take care of it. In theory they should take care off it but in "reality" it's your responsibility.
I have no experience with section 8 so this may not be possible with the government program, however if you have a provision in your lease that makes them responsible for repairing the leak and they are refusing to do so you should be able to evict them now even if their lease is not up. I would send them notice to repair within say 10 days and provide proof or you will start the eviction process.
Now the other side of that coin is if you do it that way they may retaliate and cause more damage. If you already have documentation of their refusal I would have the repairs completed and if you want the tenant out then send the notice to evict.
@Lydia Bolling Then again....like another poster has just stated....she signed and agreed to be responsible for leaks inside the property. If she is refusing to get those fixed, that can certainly be a violation of the terms she has agreed to. Show this to Section 8 and see if they agree. Also, you should still get the leak fixed, and then send the bill to the tenant. If she refuses to pay....let Section 8 know this and you might....might....be able to take this cost out of her security deposit.
Why in the world would you think a section 8 tenant or any other tenant would be competent to do plumbing repairs. Fix it and get on with being a landlord. Take care of your property.
Fix your house meng!