Are all maintenance requests required to be fixed?

Question

I’ve done a bit of research on what’s required or not by landlords to fix. However, can landlords deny to fix issues that may be deemed cosmetic? Ex. A home has wood tile flooring. A few of the tile pieces slide slightly just because of how they are clicked into place. Would this be necessarily considered something to fix? The only solution that would seem appropriate would be to replace the flooring completely. However, it’s habitable and not a hazard.

Andy Thompson · Answer

@LaMiracle Schaefer if you do the bare minimum legally required, your tenants will notice. I talked to a guy yesterday who is renting the front house while I'm building in back; my customer is his landlord. He praised her as he very best landlord in Denver. She always responds quickly to concerns and even knocked $200 off rent for the inconvenience of the construction project in the back yard. After his first year renting, he was so happy with her as a landlord that he was willing to re-lease the whole house (5bed - close to $3k/mo) and find other roommates himself. Now he's been there 5 years. When my scope is completed, he's likely going to help find the new tenants there too.

How will your handling of this flooring concern contribute to the relationship you have with these tenants?

LaMiracle Schaefer · Answer

Thank you all for the responses! I took heed to the great advice and things worked out with the tenant. I was able to handle the necessary repairs at that time and now I am in the position to replace the floors completely this weekend. I appreciate the advice!

Jerel Ehlert · Answer

A property's lease rate is based on location and condition.

If you let your property run down after a tenant moves in, they will start looking for another place to move during the current lease period because they are not getting what they paid for at the start of the lease.  If you let your property run down after a tenant moves in, the property condition will decay more rapidly.

Take your loos floor tile for example.  Water, dirt, and other substances can now get in and under that tile because it became unfixed from the floor.  This can lead to OTHER tiles becoming unfixed.

If you show your tenants that you care about the condition of the property, they will too.  If you show them you DGAF about the property condition, neither will they.  Wear and tear come out of rent and not on the tenant.

Be a good landlord. Take care of your property.

Nathan Gesner · Answer

You are generally required to ensure the property is safe and that it has functioning heat, running water, electricity, and maybe cooling in certain areas. It's very rare that you'll run into a requirement for cosmetic renovations. However, it's important to check your local/state law because some places do have requirements for fresh paint or other cosmetic improvements.

LaMiracle Schaefer · Answer

@Andy Thompson Thanks Andy for your response and great perspective!! I agree completely with what you're saying and is one of the main reasons I asked. The feedback definitely helps me address the situation in a new light and contributes to my thought process.

Bernard B. · Answer

You could always call in a flooring professional. They may be able to tighten up the loose/spacey floor boards without removing the entire floor. Just make sure that the floor is not a safety issue.

Patrick Page · Answer

As others have mentioned, check your lease and see if there is any verbiage about repairs/types of repairs you must perform. General rule of thumb is anything that could cause harm or put the tenant in danger should be repaired immediately. If nothing is stated in the lease and in this case it's not a tripping hazard then it could potentially wait. We like to tell our owners that small things can easily turn into bigger issues down the road and might be something to consider fixing sooner rather than later.

Wale Lawal · Answer

Hi @LaMiracle Schaefer, part of providing a “habitable space” means ensuring the structural integrity of the property and making sure there are no major cracks, broken windows or doors, or any other damage that would create an unsafe and uninhabitable living condition for the tenant.Similarly, you’ll need to ensure the property is secured and weather-protected — any leaks or places where water is able to come into the living space will need to be repaired by the landlord.

Michael Ablan · Answer

@LaMiracle Schaefer - Is it a safety hazard or a danger to your property?  If no, then it can "go on the schedule".  If yes, then it must be fixed

Does it affect the quality of your tenants experience in your unit?   If yes, then I'd personally fix it (but charge them for it if they caused it).   If no, then "put it on the schedule" or deny.

It's tough to give advice because everything is so situational.  At the end of the day, you want to avoid turnover at all costs.

Will a $600 repair prevent a good tenant from leaving after their lease is up?  Then yes, you absolutely fix it.   I'm looking to keep people in my units forever because it drastically reduces cost and puts less stress on the entire system (unit turnover, leasing, educating new tenants, ect)

John T. · Answer

Read your lease to determine your contractual duties to make repairs.

Read the law applicable to your jurisdiction.  I'm sure Texas has a state-wide statute that deals with landlord/tenant law and the Landlord's responsibility to make repairs.  I think its called the Property Code.  Just google it.

Are all maintenance requests required to be fixed?

Most Popular Reply