Start your membership account today...  Access to credit reports, 100's of rental specific forms, agreements, letters, checklists, how-to articles, guides, expert advice and much more!  Even a FREE, 3-day trial!

Not a Member?
Get a Free Trial Membership

  Get FREE Stuff! Run Credit Report Rental Forms  Shop & Buy Forms!  Advertise Your Rental Customer Care

Welcome to Landlord.com's Discussion Forum
Register Latest Topics
 
 
 


Reply
  Author   Comment  
rp

Registered:
Posts: 29
Reply with quote  #1 
Hi.  If I could run my issue by you, and proposed resolution, for your thoughts. 

I am working with my Home Warranty company (Old Republic) to replace a broken dishwasher at a rental property.  After lots of calls to them, on-hold time, complaining, repairmen, etc, the Home Warranty company has FINALLY agreed to the replace the dishwasher.  It's been ordered and will be installed in 7-10 days. 

After all is said and done, it looks like the tenant will be without a dishwasher for a month.

The tenant's brother (not on lease/ not living there) just sent me a scathing email about the terrible inconvenience to his sister not having a dishwasher and having to deal with repairmen. 

Not having a dishwasher can be a big inconvenience; I do understand and want to resolve the concern.

Questions:
1) Contact: Do I (should I) respond to this brother, or can I contact the tenant to discuss the problem and fair resolution?
2) No Dishwasher: What would be a fair and reasonable offering for her inconvenience of not having a dishwasher for the month?  Is $100 off the next month rent fair?  Is it common to even offer a stipend when an appliance is not available for a month?
3) Her time/ inconvenience to coordinate with the repairman:  Do I need to be there for the delivery and installation of the new dish washer?  Or is it reasonable / common that the tenant is there for these things?  The tenant has always offered to be there for any other repairs. I do live about 3 hrs away, so it is convenient for me to not have to be there.  Is there a suggested resolution for inconvenience like this?
4) Home warranty Service fee: I always pay the $75 home warranty service fee for repairs.  I heard that it is common for landlords to require the tenant pay this fee.  I feel that handling the fee is fair, in return for not having to be there to let in the repairman.  Thoughts?

Thanks!
James
   
  
LLinVA

Registered:
Posts: 287
Reply with quote  #2 
Ignore the brother, he isn't your tenant.

Nothing. You don't have to offer her anything, especially since she's not complaining. A dishwasher is not an essential appliance. Most of our apartments don't even have them. 

You should be there if she won't be. If she will be there anyway, then let her let them in (not an inconvenience).

This is why you shouldn't be a long-distance landlord. It becomes a huge hassle, you don't do it as well, you can't keep a good eye on the place, etc. 

If she hasn't agreed to pay the home warranty service fee (again, I highly recommend against them), then don't ask her to pay it. If you decide to do that moving forward, 1 - reconsider the home warranty and 2 - put it in your lease for the next tenant.

Whether it was a home warranty company (which I strongly recommend against), you, or your own repairman, she would have had the same inconvenience. There is no real problem here. 


OHlandlord

Registered:
Posts: 3,753
Reply with quote  #3 
I have to agree.
1) Do I (should I) respond to this brother, or can I contact the tenant to discuss the problem and fair resolution?
The only response I would give this guy is that I don't discuss tenant issues with people who are not lease holders.

2) No Dishwasher: What would be a fair and reasonable offering for her inconvenience of not having a dishwasher for the month?  Is $100 off the next month rent fair?  Is it common to even offer a stipend when an appliance is not available for a month?
I do offer compensation to tenants when they have been inconvenienced for a longer than normal repair.  I would think $100 would be fair, but I guess that would really depend on how much the rent was in the 1st place.

3) Her time/ inconvenience to coordinate with the repairman:  Do I need to be there for the delivery and installation of the new dish washer?  Or is it reasonable / common that the tenant is there for these things?  The tenant has always offered to be there for any other repairs. I do live about 3 hrs away, so it is convenient for me to not have to be there.  Is there a suggested resolution for inconvenience like this?
I would have the tenant let the repairman in.  If she wants it fixed, she needs to cooperate with them.  No compensation for the tenant doing what she needs to do.

4) Home warranty Service fee: I always pay the $75 home warranty service fee for repairs.  I heard that it is common for landlords to require the tenant pay this fee.  I feel that handling the fee is fair, in return for not having to be there to let in the repairman.  Thoughts?
Its not in the lease for the tenant to pay this.  Also, a judge may have an issue with you charging this to the tenant.  This isn't anything the tenant has done (or the home warranty company would have refused to replace it.)  It is not ethical to charge the tenant a repair fee if they didn't cause the problem.  I'd leave this out.
rp

Registered:
Posts: 29
Reply with quote  #4 
Thank you for the excellent advice.  Much appreciated!

AccidentalRental

Registered:
Posts: 71
Reply with quote  #5 
Agree with LL and OH. Don't engage the brother and offer her a $100 Amazon gift card for her troubles.  I don't like to let tenants deduct from the monthly rent. I don't want to set a precedent.

Don't renew the Home Warranty.  They are only concerned with 2 things: signing up new accounts and not paying out on a policy.

I have a lease provision where the tenant is responsible for the first $75 of repairs. I only have it to avoid nuisance calls. I have never charged a tenant for an issue they didn't cause. I would cover the fee in this instance.
 

__________________
AccidentalRental - A profitable resource for new landlords

Previous Topic | Next Topic
Print
Reply

Quick Navigation:

Easily create a Forum Website with Website Toolbox.

Apartment Finders > > Member Log-in > Free Trial Offer > Free E-newsletter > Customer Service > Get Free Stuff! > Run Credit Report > Rental Forms > Vacancy Center > Do-it-yourself > Evicting Your Tenant > Foreclosure Resources > Landlord Discussion Board > Income Tax Resources > Information Center > Join Landlord.com > Landlord Law > Library > Multi-family > Professional Advice > Rental & Property Mgmt > Rent Collection > Repair & Maintenance > Security Deposit > Software Center > Tenant Screening > Vacation Homes > What's New > Rental Agreements > Free Leases > Inside Our E-store > > Security Deposits > > Landlord Daily News > Rental Agreements >
LandscapingSanJose.net Resources: Cleaner Sunshine coast