Rules for Repairs
Can someone please tell me the rules for repairs made in a rental apartment? I am a tenant and my landlord always has his brother-in-law making repairs. Generally, they are shoddy enough that repairs must be made to the repairs or are just coverups, instead of actually addressing the issue. What are the legalities in…
Can someone please tell me the rules for repairs made in a rental apartment? I am a tenant and my landlord always has his brother-in-law making repairs. Generally, they are shoddy enough that repairs must be made to the repairs or are just coverups, instead of actually addressing the issue.
What are the legalities in terms of having a licensed contractor? Does that stand for any and all repairs? For a certain type of repair?
As an example, in the last year, I’ve had windows replaced and a counter top replaced, both my the BIL. The windows were “finished” by nailing up salvageable pieces of wood and slats of a thin balsa-looking wood. Never painted. The counter top was placed on a known and visible rotting counter.
In considering signing a new lease, I want to require a licensed contractor for any and all repairs but want to make sure that I’m not ignoring anything.
Please advise.
quote:
you aren’t going to pay rent until repairs are fixed to your satisfaction.
LOL, good luck with that. it does suck tho that in the way you are describing the work it is subpar.. is this a house or an apartment building btw? youd probably have more recourse in an apartment building versus a private house.
*rob*
If you refuse entry to a repair man then the LL is relieved of responsibility to repair.
MOVE.
Thanks, all. Yes, I am the tenant with the issues with the landlord. The repairs necessary are not my fault but the result of wear and tear. They are windows that have to be replaced because they’re old, bathroom tiles that are falling of, paint that is cracked and peeling.
I understand what you’re saying, CMU, and I’m not trying to dictate who the landlord can hire. But I do feel I have a right to say that the person doing the work is doing a shoddy job (not covering surfaces, letting paint drop on my property, putting new materials on top of rotting surfaces) and that I don’t want him to continue to do work in my apartment. I have tried addressing the situation, with no change in action from either the landlord or his BIL (the one making the repairs).
Once a cheapskate always a cheapskate. Moving is best for your sanity. Fighting won’t be worth it.
If there’s a safety or habitability issue, fine, but to complain about repairs done by a particular person is strange. I certainly wouldn’t want my tenants to dictate who I can hire.
And btw having a licensed contractor do the work is not always a guarantee of either reliability or aesthetics.
There is no need and the landlord has no obligation to use licensed labor for the run-of-the-mill repairs you list.
You cannot really demand your landlord use licensed labor, nor will that necessarily solve the problem. Agree, best bet is to move.
If I remember correctly, you’re the tenant with the LL that’s supposedly “culturally” adverse to doing repairs.
Below is what a Blumberg – 186 lease says – your lease may say something different.
“Repairs: Tenant must take good care of the Apartment and all equipment and fixtures in
it. Tenant must, at Tenant’s cost, make all repairs and replacements whenever the need
results from Tenant’s act or neglect. If Tenant fails to make a needed repair or replacement,
Landlord may do it. Landlord’s expense will be added rent.”
This is what a RSA lease says:
“REPAIRS: Renter is responsible for the proper maintenance of the apartment. Renter must, at its sole cost and
expense, repair or replace anything in the apartment requiring repair replacement as a result of Renter’s actions or neglect.
If Renter fails to effectuate such repair or replacement Owner may do so at the Renter’s expense. The cost of such repair
or replacement shall be added rent. Renter will reimburse Owner all costs incurred by Owner to remedy damages to the
apartment or the building caused by Renter, members of Renter’s family, Renter’s guests or Renter’s household staff.
Such sums shall be added rent.”
I would add: Landlords are required to provide working appliances and to make repairs to any situation that endangers the lives or health their tenants.
Now, most Landlords in name of good business will do repairs for “wear and tear” issues and/or “quiet enjoyment.” However, it’s not worth a court case to force the latter. If your LL refuses to do “non critical” repairs in a way that satisfies you, you should move.
yeah, you have options
1 – document all the problems and shoddy repairs, send a letter to landlord that you aren’t going to pay rent until repairs are fixed to your satisfaction. don’t be satisfied. he will take you to court and you show up with all your pics and documentation of bad work. court will force him to make repairs correctly and then you pay rent. this will get ugly.
2 – move. you most likely can find something much better. that would be a lot easier. still document condition of apartment well with some letter about bad repairs in case he tries to screw you on your security.