Tenants keep putting food in the garbage disposal and blocking it.

New to Real Estate · San Diego, CA · Member since 2023 · 56 posts · 11 votes

Hi all,

I rent two room to two different tenants in my 3B/3B property. I do not live in the property but I have access to.

They have blocked the garbage disposal a couple of times and I had to figure out how to unblocked it every time. One of the tenant has informed me that the garbage disposal is blocked again and we found food and pieces of chicken inside of it. I have told them several times to both of the tenants to not put food in there.

I am getting tired of it and I don't know if I should let them handle this matter themself.

Is this the Landlord or tenant's responsibility?

Should I make them pay to fix it? if so, how?

TIA

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Brad GibsonPro Member

Rental Property Investor · Midland, TX · Member since 2016 · 186 posts · 180 votes

I've had units with garbage disposals. First call, I had the clog fixed by our maintenance guy. Second time they called, I indicated we would send someone out, but it would be to remove the garbage disposal.

Tenant protested. I indicated that blockages of the plumbing were their responsibility. They can get it repaired at their expense or I would simply remove the device. Tenant handled the clog and got it fixed themselves.

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Maria De La Vega
OP
New to Real Estate · San Diego, CA · Member since 2023 · 56 posts · 11 votes
3y
Quote from @Maria De La Vega:

Hi all,
I rent two room to two different tenants in my 3B/3B property. I do not live in the property but I have access to.

They have blocked the garbage disposal a couple of times and I had to figure out how to unblocked it every time. One of the tenant has informed me that the garbage disposal is blocked again and we found food and pieces of chicken inside of it. I have told them several times to both of the tenants to not put food in there.
I am getting tired of it and I don't know if I should let them handle this matter themself.
Is this the Landlord or tenant's responsibility?
Should I make them pay to fix it? if so, how?
TIA

0 Reply
Brad GibsonPro Member
Rental Property Investor · Midland, TX · Member since 2016 · 186 posts · 180 votes
3y
I've had units with garbage disposals. First call, I had the clog fixed by our maintenance guy. Second time they called, I indicated we would send someone out, but it would be to remove the garbage disposal.
Tenant protested. I indicated that blockages of the plumbing were their responsibility. They can get it repaired at their expense or I would simply remove the device. Tenant handled the clog and got it fixed themselves.
13 Reply
Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
3y
Tell them that the two of them are responsible for ensuring proper usage of the appliances including the garbage disposal. If it is blocked again due to improper usage (eg chicken bones), then they will both be expected to pay 50% each for the repairs. Do an inspection of the property once a month to make sure it is working (in case they break it and don't report it).
Other option is to remove it, but chances are they'd block the drain which again would be repaired at their expense.
0 Reply
Maria De La Vega
OP
New to Real Estate · San Diego, CA · Member since 2023 · 56 posts · 11 votes
3y
Quote from @Brad Gibson:

I've had units with garbage disposals. First call, I had the clog fixed by our maintenance guy. Second time they called, I indicated we would send someone out, but it would be to remove the garbage disposal.
Tenant protested. I indicated that blockages of the plumbing were their responsibility. They can get it repaired at their expense or I would simply remove the device. Tenant handled the clog and got it fixed themselves.

Thank you, I will do that as well, I just wanted to make sure it wasn't my responsibility.
0 Reply
Bill B.
Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
3y
What’s the purpose of a garbage disposal you can’t put food through? What is supposed to go through it other than water? Is there a hex wrench under the sink? Is it a really old model? In 20 years with a dozen disposals I’ve never been called about a jammed one. Either it doesn’t happen or they find the wrench and fit it themselves.
1 Reply
JD MartinBusiness Member
Moderator
Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
3y
We remove all disposals and ice makers from rental properties. Both are nothing but trouble with tenants. As for putting food down the disposal, that's what it's for and plenty of disposals advertise you can put bones and the like down them, so if you are going to provide a disposal in a common area you're going to have to deal with the fallout non-stop.
This thread could just as easily been titled "Renters keep crapping in the toilet and clogging it up". 😂

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Maria De La Vega
OP
New to Real Estate · San Diego, CA · Member since 2023 · 56 posts · 11 votes
3y
Thank you! I am sure by telling them that, they will be more mindful about what they put in the garbage disposal.
0 Reply
Karl B.
Rental Property Investor · Erie, PA · Member since 2015 · 1k+ posts · 2k+ votes
3y
My lease reads all drain and toilet clogs are the responsibility of the tenant.
Definitely charge them for it - they created the issue.
When the tenant knows they're the ones responsible for a potential repair based on something they might do they're 1000 times more careful.
3 Reply
Maria De La Vega
OP
New to Real Estate · San Diego, CA · Member since 2023 · 56 posts · 11 votes
3y
True!
0 Reply
Dan H.Pro Member
Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
3y
What does you lease say about clogs? Does it state that the tenant is responsible? If it does not, change it at the next lease signing.
Make sure tenant understands water is to be run with disposal. Most food should not cause major issues to a bar age disposal; their purpose is to grind food garbage.
Clogged garbage disposal is an easy fix. If tenant is responsible for the cost of clogs, they will be willing to fix the issue especially with it virtually always just taking the turn of an Allen wrench and pressing the built-in circuit breaker button. Teach the tenant where the Allen wrench goes and provide the Allen wrench that is the correct size. Show them the circuit reset button. Voila, end of them reporting jammed garbage disposals.
Good luck
1 Reply
Maria De La Vega
OP
New to Real Estate · San Diego, CA · Member since 2023 · 56 posts · 11 votes
3y
Quote from @Dan H.:

What does you lease say about clogs? Does it state that the tenant is responsible? If it does not, change it at the next lease signing.
Make sure tenant understands water is to be run with disposal. Most food should not cause major issues to a bar age disposal; their purpose is to grind food garbage.
Clogged garbage disposal is an easy fix. If tenant is responsible for the cost of clogs, they will be willing to fix the issue especially with it virtually always just taking the turn of an Allen wrench and pressing the built-in circuit breaker button. Teach the tenant where the Allen wrench goes and provide the Allen wrench that is the correct size. Show them the circuit reset button. Voila, end of them reporting jammed garbage disposals.
Hi Dan,
Thank you for the tip, will do that.
0 Reply
Richard F.
Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
3y

Aloha,

First, your Rental Agreement should clearly state that Tenant is responsible for stoppages in plumbing fixtures or lines due to misuse or abuse.

Second, during the walk through move in inspection, you should assume they do not know how to (electrically) reset, or un-jam a disposer...ask them, and if they confirm they are unaware, show them (provide them a $6 disposer wrench), and tell them by taking these simple actions they can save the expense of a $150 plumbing call.

The same principle applies to re-setting circuit breakers that have tripped (only once!); gently using pull chain switches to prevent breaking ceiling fan light globes or basic porcelain fixtures often found in storage areas, basements, closets; not overfilling closets so much that by pass doors are pushed off the track; where and how to change air filters; etc.
1 Reply
Maria De La Vega
OP
New to Real Estate · San Diego, CA · Member since 2023 · 56 posts · 11 votes
3y
Quote from @Richard F.:

Aloha,

First, your Rental Agreement should clearly state that Tenant is responsible for stoppages in plumbing fixtures or lines due to misuse or abuse.

Second, during the walk through move in inspection, you should assume they do not know how to (electrically) reset, or un-jam a disposer...ask them, and if they confirm they are unaware, show them (provide them a $6 disposer wrench), and tell them by taking these simple actions they can save the expense of a $150 plumbing call.

The same principle applies to re-setting circuit breakers that have tripped (only once!); gently using pull chain switches to prevent breaking ceiling fan light globes or basic porcelain fixtures often found in storage areas, basements, closets; not overfilling cloank etc.
Thank you!
1 Reply
Lori Goldsmith
Realtor · Beverly Hills, CA · Member since 2022 · 31 posts · 24 votes
3y
Quote from @Maria De La Vega:

Hi all,

I rent two room to two different tenants in my 3B/3B property. I do not live in the property but I have access to.

They have blocked the garbage disposal a couple of times and I had to figure out how to unblocked it every time. One of the tenant has informed me that the garbage disposal is blocked again and we found food and pieces of chicken inside of it. I have told them several times to both of the tenants to not put food in there.

I am getting tired of it and I don't know if I should let them handle this matter themself.

Is this the Landlord or tenant's responsibility?

Should I make them pay to fix it? if so, how?

TIA

0 Reply
Lori Goldsmith
Realtor · Beverly Hills, CA · Member since 2022 · 31 posts · 24 votes
3y
What is in your lease agreement, in regard to plumbing maintenance? You can let them know you will no longer respond to garbage disposal calls, as you’ve told them in writing not to put food down the drain (reasonable request) and suggest the tenant to pay for a home warranty insurance and let them pay service fee and any repair fees.
0 Reply
Mackaylee BeachPro Member
Real Estate Agent · Kansas City, MO · Member since 2020 · 1k+ posts · 492 votes
3y
I recently encountered the same situation. I had maintenance resolve the issue. We went back a second time and also found chicken bones. We took and saved pictures for our files. This is an example of a Tenant Caused damage. Our tenant is now aware that if it occurs again - she will be billed for any required repairs.
[email protected]
0 Reply
Colleen F.Pro Member
Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
3y
@Maria De La Vega Take it out. Problem fixed.
1 Reply
Colleen F.Pro Member
Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
3y
@Maria De La Vega didn't mean to be flip but i accidently hit post. My experience is these are only good IN rentals if you have a Handy person in the unit. If not they are best taken out especially when you have a couple of renters. They Argue about who pays. They Jury rig a fix and you get a lead because the guy who did it doesn't tighten the pipe after They try to Fix.
0 Reply
Timothy Howdeshell
Investor · Fresno, CA · Member since 2016 · 222 posts · 237 votes
3y
There's what you can control: checking your existing lease to see if terms regarding plumbing maintenance are spelled out, adding something specific if it isn't there, showing the tenants how to fix this themselves, removing the disposal (this is what I and my PMs always do; not worth the hassle), instructing the tenants that future clogs will be there responsibility personally and financially. There's a lot you can do to gain/maintain control over this situation!
What you can't control: them repeating this issue (sounds like they will), the tenants entitlement around having a disposal that they're not responsible enough to use. Best not to worry about this stuff.
1 Reply
Melanie ThomasBusiness Member
Real Estate Broker · San Antonio · Member since 2022 · 1k+ posts · 490 votes
3y
I would certainly charge the tenant for it. Make sure your vendor gives you an invoice detailing what caused the blockage. Place it on the tenant ledger ensuring you apply funds to the maintenance balance first before rent. This will in turn cause rent to be short and potential late fees depending on what your lease says. Good luck & happy investing!
[email protected]
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Scott Mac
Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
3y
Quote from @Maria De La Vega:

...the garbage disposal...
...I have told them several times to both of the tenants to not put food in there...

...The Washer and Dryer ...
...I have told them several times to both of the tenants to not put clothes in there...

So what exactly do you want them to put in the "Garbage Disposal" (???)
In reality the unit bolted under the sink is probably a tiny HP model that a fresh carrot might stall...
Smaller HP units sometimes have issues with chicken bones...(KFC included).
You can see the HP printed on it some where.
Some of them are simply plug in models, others are hardwired in.
It MIGHT be able to be replaced with a higher HP model if the AMPS on it's plug socket are enough--else it will throw the breaker to the off position and lose electric.
The bigger the HP the more AMPS it will draw from the plug. Your plug may not be enough for the bigger ones, so check that out.
If you are not a DIY person, a good plumber should be able to install a more powerful unit for you.
If you are a DIY person, YouTube has a lot of video to help you out.
Some are more quiet than others, some have covers that must be in place to use, others work open throat.
Good Luck!
Here is a chart from one of the leading makers of Disposals:
1 Reply
Craig Janet
Member since 2019 · 223 posts · 261 votes
3y
Remove it ASAP, problem solved. I have never owned a garbage disposal in my personal home. Do people really just throw all there leftovers and other junk down the drain? Why not just throw it in the trash.
0 Reply
Anthony Rivera
Real Estate Agent · Clayton, NC · Member since 2015 · 51 posts · 17 votes
3y
Hi Maria, without reading the rest of the comments, I would simply remove the garbage disposal. I do not put garbage disposals in any of my units for that reason. I try to make the unit as tenant proof as possible by removing any and all future maintenance issues.

If they clog the regular drain, then I make them pay for it. Upon lease agreement and moving in I clearly state that clog drains will be responsibility of tenant.
0 Reply
Maria De La Vega
OP
New to Real Estate · San Diego, CA · Member since 2023 · 56 posts · 11 votes
3y
Thank you!
0 Reply
Kathryn Morea
Developer · Member since 2010 · 188 posts · 104 votes
3y
I always remove garbage disposals. As a homeowner, I don't even use one, but if I did, I'd be responsible with it. As a landlord / Airbnb host: nothing but trouble.
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