Homeowner · CA · Member since 2020 · 8 posts · 3 votes
Water heater in rental went out. Need to install new one, pull permit and bring connections up to code. New water heaters are too large to fit in closet where tank is stored. Will take several days to complete install. Have to order tank online. Tenant is moving out on 1/3/21. It's been 3 days without hot water. How do I pro-rate rent in this case? Should I pro-rate? She is essentially moved out. No furniture, not living in unit as of today, but she is making a big deal about no hot water. Any suggestions are appreciated. Thanks in advance.
Rental Property Investor · Washington, DC · Member since 2018 · 198 posts · 169 votes
5y
If she already moved out and is not living in the unit, I'm not sure I would pro-rate anything. You are doing everything you can to remedy the issue in a timely fashion. Even if she was still planning to stay for another 6 months, I would not pro-rate anything. Now if it took several weeks to get the hot water heater installed, that's a different story. IMO 3 days is not a big deal.
Rental Property Investor · Washington, DC · Member since 2018 · 198 posts · 169 votes
5y
If she already moved out and is not living in the unit, I'm not sure I would pro-rate anything. You are doing everything you can to remedy the issue in a timely fashion. Even if she was still planning to stay for another 6 months, I would not pro-rate anything. Now if it took several weeks to get the hot water heater installed, that's a different story. IMO 3 days is not a big deal.
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
5y
It sounds like your tenant was planning on moving and is using this as a smokescreen to blame her departure on the hot water heater issue. Three days is not long. The way I see it your tenant would’ve been moving even if the hot water heater had not stopped, but now that it has this is her excuse.
Homeowner · CA · Member since 2020 · 8 posts · 3 votes
5y
Thank you for your replies. Yes, my tenant will be gone by tomorrow. I'm actually looking forward to having my rental unit vacant while I do some improvements. It's not often I get to go through the rental and inspect it thoroughly. I know it may sound strange because I will not be receiving income while it is vacant, but here in California with the eviction moratorium and recent rent control laws and all the things the state requires with rentals, it's an opportunity to take this time and strategize and make plans to protect myself and my property against unscrupulous tenants.
I would not be calling the city pulling permits or screwing around with Barney fife to swap out a water tank that’s for sure . Your tenant is a lying leech who had ulterior motives no doubt . I would certainly not pro rated a penny to this idiot regardless . You wanna move out ? Don’t let the door hit ya on the way out !
Real Estate Agent · Los Angeles, CA · Member since 2016 · 24 posts · 21 votes
5y
@Deborah C. Compensate her for the days without hot water by prorating rent. If she has children maybe even compensate her for week with a verbal apology (although it’s not your fault the water heater died). I always try to be amicable....it’s translates to good karma.
Specialist · PA · Member since 2016 · 143 posts · 71 votes
5y
@Deborah C. Good things that she moved out and doesn't owe rent. Like some said here, this looks pre planned.
I won't give any credit, since it's looks to be breach of lease because of little of no notice to you. I would tell them that if they ask for pro-ration. I would also refund the complete security deposit minus damages, if any.
Homeowner · CA · Member since 2020 · 8 posts · 3 votes
5y
Thanks everyone for your responses. I'm having the new water heater installed by a pro. Water heaters are expensive and I don't want to void warranty or have it installed incorrectly. I will not pro rate any rent. They are irresponsible. I saw what type of people they really are when they brought several adults and children over yesterday. Not one wearing a mask. People like that are the reason why Covid is raging and overwhelming our hospitals in Los Angeles. Glad to be rid of them.
Developer · New Brunswick, NJ · Member since 2015 · 1k+ posts · 2k+ votes
5y
I find more and more, tenants try to use every repair imaginable for pro-rating rent. Unless there is negligence on your part where you aren't repairing an item that needs repair, this is a non-issue other than a tenant complaining.