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veracity

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Posts: 4
Reply with quote  #1 
I am a new landlord.  My tenant says the water heater is not working as well as it once was.  I immediatly said I would fix it and called my home warranty and made a claim, however, she cannot be home in the next couple weeks.  There must be someone at the house to do the work.  I live 3 hrs away so i cannot be there.  Who's responsibility is it for someone to be there for minor repairs?
OHlandlord

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Posts: 3,741
Reply with quote  #2 
So the issue isn't that she doesn't have hot water. It just isn't working as well as it did (probably less hot water). My guess is an element is out or the unit has a sediment build up. Either way, it needs serviced. Why cant she be there for several weeks? Is she leaving on vacation? The good news is that it isn't an emergency. Tell the tenant to let you know when she will be available and you will be happy to send a plumber to do maintenance on the water heater. I wouldn't drive 3 hours each way just to have a water heater serviced if it's still working. Maybe she has a friend who can let the plumber in?
LLinVA

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Posts: 240
Reply with quote  #3 
It is your responsibility to make necessary repairs unless your lease says otherwise (and even then, it may not hold up). 

1 - Home warranties are a waste of money, don't get them.

2 - This is why long-distance landlording sucks and should be avoided. You can't keep a good eye on it, you can't easily provide repairs and maintenance, it's just a hassle and stresses out you and your tenant (or not them because they aren't taking care of the place and don't want you around seeing it). I am guessing you did not randomly go out and buy a rental property three hours away, and you wouldn't today, so if at all possible, I would sell it. Then, if you still want to have rental property you can buy something close to you. Obviously, you don't sell today because of this issue, but this issue highlights a big picture issue that you may want to reconsider.
veracity

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Posts: 4
Reply with quote  #4 
Quote:
Originally Posted by OHlandlord
So the issue isn't that she doesn't have hot water. It just isn't working as well as it did (probably less hot water). My guess is an element is out or the unit has a sediment build up. Either way, it needs serviced. Why cant she be there for several weeks? Is she leaving on vacation? The good news is that it isn't an emergency. Tell the tenant to let you know when she will be available and you will be happy to send a plumber to do maintenance on the water heater. I wouldn't drive 3 hours each way just to have a water heater serviced if it's still working. Maybe she has a friend who can let the plumber in?


Hello, her work hours do not allow her to be there during the week and she is going to be out of town one weekend.  Apparently they will not come on the weekend either.  She is working on getting someone there or I am going to be there soon anyways, so i told her I would stay for the worker, however, im sure she would rather not have me there, not that I care, she is a dream tenant and very clean, pay early...but I have given her options and its up to her now if she really wants this looked into.  Its not completely cold so its not an emergency...yet.
veracity

Registered:
Posts: 4
Reply with quote  #5 
Quote:
Originally Posted by LLinVA
It is your responsibility to make necessary repairs unless your lease says otherwise (and even then, it may not hold up). 

1 - Home warranties are a waste of money, don't get them.

2 - This is why long-distance landlording sucks and should be avoided. You can't keep a good eye on it, you can't easily provide repairs and maintenance, it's just a hassle and stresses out you and your tenant (or not them because they aren't taking care of the place and don't want you around seeing it). I am guessing you did not randomly go out and buy a rental property three hours away, and you wouldn't today, so if at all possible, I would sell it. Then, if you still want to have rental property you can buy something close to you. Obviously, you don't sell today because of this issue, but this issue highlights a big picture issue that you may want to reconsider.


Wow, thanks for NOT answering my question at all but adding your opinion.  Of course you do not know my situation but thanks for your opinion anyway.
LLinVA

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Posts: 240
Reply with quote  #6 
I very clearly answered your question: "It is your responsibility to make necessary repairs unless your lease says otherwise (and even then, it may not hold up)."

The other things are relevant issues. Even if you are fine with your current situation, others reading this should know about them and may find that helpful. 
veracity

Registered:
Posts: 4
Reply with quote  #7 
Quote:
Originally Posted by LLinVA
I very clearly answered your question: "It is your responsibility to make necessary repairs unless your lease says otherwise (and even then, it may not hold up)."

The other things are relevant issues. Even if you are fine with your current situation, others reading this should know about them and may find that helpful. 


Thanks again, I know that it is my responsibility to make repairs, my question was about who is responsible to sit and wait for the repairman when someone must be there for him to work.  I am hopeful that this could help someone else but it just seems like Home Warranty bashing and obvious opinions about what you view as a "big picture issue" which is irrelevant to my question but thanks for trying to help others on my thread.
LLinVA

Registered:
Posts: 240
Reply with quote  #8 
If someone's presence is required for the repair to take place, that would also be your responsibility. The repair can't happen if you aren't there to let in the repair tech. If the tenant can be there, awesome. If not, it's on you.

Both of those issues are 100% relevant to your situation. I am sorry you are so bothered by my trying to help beyond what you explicitly asked for, but I am just trying to help. For all I know, you have been on the fence about this property for a while and thinking of it in terms of 'if I had the cash today, would I go out and but THIS property?' may have helped a lot, even if you hadn't explicitly asked THAT question. The situation you are in now is 100% a problem because the property is so far away. That is very relevant.
Anonymous

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Posts: 11
Reply with quote  #9 
Viracity, I'm glad you got your question answered. I just wanted to touch base and let you know that. Responder LlinVA, although they try to answer your question or anybody's question for that matter they always feel the need to shove that anti long distance landlording down your throat. I've notice that they have included that scripted opinion in most of their responses if anybody mentions that their property is it within close proximity myself included. Instead of just answering the question for some reason they feel the need to put their two cents in when it wasn't asked for instead of staying on topic. And when you call them on it they get very defensive just ignore them. My property is about 45 minutes or so away if I can't be there for something luckily I have two siblings in the area and or I just hire a handyman I know to go over if the tenant can't be there
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