Should I fix bathtub jets for renters?

Question

I started renting out my primary residence recently. The main bathtub has jets in it, which I'd never attempted to use during the time I lived there. Not long after moving in, the tenants (who have been great so far), mentioned that the jets weren't turning on and that they'd like to use them. I sent someone over to take a look, and it's going to be about a $500 repair to replace the pump, including removing/replacing the base boards that are covering it. I would definitely want to quickly address any maintenance requests they made that affected the livability of the house, but this one seems very expensive for a nice-to-have. But the lease doesn't explicitly say that I'm not covering the jets -- it just has a generic repairs and maintenance clause: "Landlord will be responsible for, and will pay for, repairing (and restoring to working condition) the appliances, fixtures, or equipment located in the Property." Do I have to make this repair? Is there a good way to tell the tenants that I won't cover it?

Thank you!

15 of 21

LEASE AGREEMENT |

Zillow Verification ID: Asab-FXTp-QyBD

except if any repairs are necessary as a result of improper use by Occupants, or the guests of any Occupant.

Thank you!

15 of 21

LEASE AGREEMENT |

Zillow Verification ID: Asab-FXTp-QyBD

except if any repairs are necessary as a result of improper use by Occupants, or the guests of any Occupant.

Adam Martin · Answer

As others have said if you didn't specifically disclose they don't work the renter would have reason to believe they did which may have affected their decision to rent the place.  I would thank them for bringing it to my attention, get a second quote, and just pay to fix it.  I wouldn't bother offering to lower rent or have them split the cost, that just seems shady to me and I see it as a cost of doing business.  As far as repairs go not that bad even at 500, you will run into many things more expensive and will add value for future listings.

Alberto Furet · Answer

@April Dagonese If it wasn't disclosed and noted on the lease, there's an expectation that everything is in working order. I would definitely get three or four estimates.

Marc Winter · Answer

Who did the walkthrough before you put the property up for rent? And who did the walkthrough with the tenant before lease signing and move in? Devil is in the details. Keep a written list of any items that may not work and disclose them in the lease.

In this case, without disclosure, any reasonable person (even a tenant) would have a legitimate expectation that the jets were working.

Mary M. · Answer

I would say the tenants had a reasonable expectation that all appliances (including tub) would work and that you should repair it or discount the rent....  Otherwise you are reducing services  and this is not looked at kindly by the TPTB in the places I have lived.....

Nathan Gesner · Answer

If you did not specifically disclose the tub was non-functional, then it's reasonable for the renter to expect it to work.

You can try to save yourself. Explain that you've never used the jets and didn't realize they were broken or that the renters would want to use them. Ask if they are willing to split the cost.

If they don't want to split the cost and insist on it being fixed, the right thing to do would be to make the repair. Expensive lesson, but there are worse things in the world.

Always disclose - preferably in writing - anything that is not included in the rent (e.g. tub jets do not work) or that you will not repair (e.g. lawn mower is provided for Tenant use but Landlord will not repair or replace).

Justin Lipsky · Answer

Just say the part is backordered and see if they bring it up again

April Dagonese · Answer

That’s a good call out. Thanks @Chris London!

Chris London · Answer

@April Dagonese your original post stated that the tenants told you that they wanted to use the jetted tub so while I agree w/ everyone else I will add this advice.

I sometimes have tenants submit maintenance requests and when I talk to them, find out they don't care so much about the repair as much as making sure I know about the issue and they don't get charged for it when they move out. In these cases, I have options like waiting until I send a handyman for a different repair to address or just fix when I 'turn-over' the property.

April Dagonese · Answer

Thanks so much everyone for weighing in! I will get them fixed and then disclose in the future that they won’t be maintained. Really appreciate all your input!

Doug Dias · Answer

In you position, I would repair it. For future leases, try adding in that the jets work but won’t be maintained by the landlord.

I bought a property that had jets and I asked my electrician to disconnect the pump, then stated in the ad + lease that the jets do not work. I did not want to deal with this exact issue you’re having. Had I not done that, I would repair it as it seems to be a reasonable expectation from the tenants.

Should I fix bathtub jets for renters?

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