Take Landlord to Small Claims Court or...?

We have been renting this place – a condo- directly from the owner  for 9 months. Without being to boring with details, the place has so many problems including mold, dirt, iffy electrical, recurrent ceiling and window leaks, broken windows etc.  Things that we knew coming in turned out to be far worse than characterised by LL and agent.  Things that were to be fixed “soon”  are still not fixed. After months  and months of trying to get him to attend to the mold  (“it will dry up” ; “the previous tenants never complained”; “those windows never leaked before” ; “can’t you just spray some bleach on it?”)  which , among other things is affecting our health, he has at last agreed to get someone in here to clean it up.   Given his track record, I assume he’s getting someone that isn’t a mold pro and that they’ll not get it done properly. People on another popular RE board insist I should take the LL to small claims court.  I don’t know about going that route first .  For one thing, I have decided we will have to move and I am concerned about being blacklisted. What do you think?  If I go directly to LL and ask for some sort of financial compensation what on earth should I ask for?  I have never sued anyone. Rent rebate +deposit+good letter+ Dr and cleaning bills+fee for new agent? Or should I just frickn go to court? Thank you all so very much.

helenwaite

in Landlord 12 years and 9 months ago

9

Please log in, in order to post replies!

9 replies

Newest Oldest

helenwaite | 12 years and 9 months ago

string(1) "1"
object(WP_User)#4996 (8) {
  ["data"]=>
  object(stdClass)#4984 (12) {
    ["ID"]=>
    string(6) "178317"
    ["user_login"]=>
    string(10) "helenwaite"
    ["user_pass"]=>
    string(34) "$P$BfXvEjE81XkHjRO7Bu92RZSIhQFPnU/"
    ["user_nicename"]=>
    string(10) "helenwaite"
    ["user_email"]=>
    string(21) "heygludders@yahoo.com"
    ["user_url"]=>
    string(25) "/forums/users/helenwaite/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:18:52"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(10) "helenwaite"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(178317)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Thank you for your thoughtful, helpful answers. Seriously, it helps so much.  I have never gone through anything like this after years and years as both renter and owner.   I’ve never had to sue or even threaten anyone, I’ve never had a place with so many problems, I’ve never lived anywhere that made me ill and injured (did I mention one of the windows slammed down and broke my finger?). And, as landlords when we sublet our co-op, if our tenant needed something we dealt with it. These comments have made me feel much better and emboldened  – you never know what is “normal” until you talk to other people, ya know?

cupolacoffee | 12 years and 9 months ago

string(1) "1"
object(WP_User)#4995 (8) {
  ["data"]=>
  object(stdClass)#4994 (12) {
    ["ID"]=>
    string(6) "176724"
    ["user_login"]=>
    string(12) "cupolacoffee"
    ["user_pass"]=>
    string(34) "$P$BkVY/yryr5Y2LBqkDR6A906YEQgXVb/"
    ["user_nicename"]=>
    string(12) "cupolacoffee"
    ["user_email"]=>
    string(22) "CupolaCoffee@gmail.com"
    ["user_url"]=>
    string(27) "/forums/users/cupolacoffee/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:25:00"
    ["user_activation_key"]=>
    string(20) "Dg51WdxGDXRlOmxrB3Ch"
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(12) "cupolacoffee"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(176724)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

LLs and brokers like OP’s don’t care whether he votes with his feet. In fact, they live for that. A housing court case, or just the threat of a housing court case, will have far more teeth than a small claims case.

zampano | 12 years and 9 months ago

string(1) "1"
object(WP_User)#4984 (8) {
  ["data"]=>
  object(stdClass)#4991 (12) {
    ["ID"]=>
    string(6) "176821"
    ["user_login"]=>
    string(7) "zampano"
    ["user_pass"]=>
    string(34) "$P$B2aJKeOBT67ECX2QTP59NvMG1ggZFg."
    ["user_nicename"]=>
    string(7) "zampano"
    ["user_email"]=>
    string(24) "nycparent10025@gmail.com"
    ["user_url"]=>
    string(22) "/forums/users/zampano/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:25:50"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(7) "zampano"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(176821)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Stop telling the guy about all of his rights. They are only as good as his lease and the warranty of habability. The odds of collecting anything significant out of small claims court are small. That’s why it is called small claims court. If you don’t like the place or the landlord, vote with your feet at the end of the lease. That will make the owner of the unit really suffer. A lot of owners of single units have no business being in the rental business and the turn around process will be very costly. If what he wants is a livable place, small claims can’t provide it and it does not seem it is going to occur here. Don’t be a victim – count the days until the end of the lease, pay double rent if you have to, loose the security deposit, whatever it takes . As they say, living well is the best revenge

cupolacoffee | 12 years and 9 months ago

string(1) "1"
object(WP_User)#4996 (8) {
  ["data"]=>
  object(stdClass)#4997 (12) {
    ["ID"]=>
    string(6) "176724"
    ["user_login"]=>
    string(12) "cupolacoffee"
    ["user_pass"]=>
    string(34) "$P$BkVY/yryr5Y2LBqkDR6A906YEQgXVb/"
    ["user_nicename"]=>
    string(12) "cupolacoffee"
    ["user_email"]=>
    string(22) "CupolaCoffee@gmail.com"
    ["user_url"]=>
    string(27) "/forums/users/cupolacoffee/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:25:00"
    ["user_activation_key"]=>
    string(20) "Dg51WdxGDXRlOmxrB3Ch"
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(12) "cupolacoffee"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(176724)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Do not negotiate a release or any other agreement without first consulting at Housing Court. You have substantial rights if conditions and assurances are as you describe them. Your negotiating position will be much stronger if you understand your rights and your LL’s obligations.

Bklnite | 12 years and 9 months ago

string(1) "1"
object(WP_User)#4995 (8) {
  ["data"]=>
  object(stdClass)#4998 (12) {
    ["ID"]=>
    string(4) "7850"
    ["user_login"]=>
    string(7) "Bklnite"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(7) "bklnite"
    ["user_email"]=>
    string(26) "walter.wallace@verizon.net"
    ["user_url"]=>
    string(49) "http://bstoner.wpengine.com/forums/users/bklnite/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:14:37"
    ["user_activation_key"]=>
    string(20) "1V5ZMAVHXeMndDuQZnyh"
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(7) "Bklnite"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(7850)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I agree with putnamdenizen – do a lease surrender agreement with your landlord, so you’re not obligated to stay in a place where you’re not happy & you get your security deposit back.  Going to court may not be worth it, especially if you don’t have a clear idea of what damages you’d be trying to recover. Persuading the broker to find you another place for a lower fee, if the current place was misrepresented, sounds like a good idea.

helenwaite | 12 years and 9 months ago

string(1) "1"
object(WP_User)#4997 (8) {
  ["data"]=>
  object(stdClass)#4984 (12) {
    ["ID"]=>
    string(6) "178317"
    ["user_login"]=>
    string(10) "helenwaite"
    ["user_pass"]=>
    string(34) "$P$BfXvEjE81XkHjRO7Bu92RZSIhQFPnU/"
    ["user_nicename"]=>
    string(10) "helenwaite"
    ["user_email"]=>
    string(21) "heygludders@yahoo.com"
    ["user_url"]=>
    string(25) "/forums/users/helenwaite/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:18:52"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(10) "helenwaite"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(178317)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Thank you for your responses. The other thought I had was to contact the broker that handled this transaction.  She was there when some of these issues came up . See whether she’d help us quickly find a new place and waive or lower the fee in this case since  a. it’s been less than a year  b.she’d be getting another fee from re-renting this place in under a year and c. it’d be a shame for her to get bad reviews on yelp   ; }

boredatwork | 12 years and 9 months ago

string(1) "1"
object(WP_User)#4996 (8) {
  ["data"]=>
  object(stdClass)#4999 (12) {
    ["ID"]=>
    string(4) "2719"
    ["user_login"]=>
    string(11) "boredatwork"
    ["user_pass"]=>
    string(34) "$P$BiaWeactc21lMA9OeuKVxu36Aie4Iz/"
    ["user_nicename"]=>
    string(17) "bored-at-work-2-2"
    ["user_email"]=>
    string(18) "nyc372@hotmail.com"
    ["user_url"]=>
    string(55) "http://bstoner.wpengine.com/forums/users/bored-at-work/"
    ["user_registered"]=>
    string(19) "2017-08-17 21:39:27"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(13) "bored at work"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(2719)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

You can go to small claims court to attempt to recover damages, or to housing court for issues related to the lease.  Given your experience to date with the landlord, its doubtful he will give you anything without being forced to do so.  You would have had leverage had you withheld rent and then taken the matter to housing court (or been sued by the owner).  At this point, I think your chances of a rent rebate are nil and he is not responsible for your costs of moving or finding another place.  So its really a question of suing in small claims court.  If you are renting from a corporation, he has to be represented by a lawyer, which does come with some cost to him.  You dont need a lawyer, but might want to consult one anyway to see what your chances are.  Unfortunately, moving and chalking this up to experience might be the best route.

Putnamdenizen | 12 years and 9 months ago

string(1) "1"
object(WP_User)#4984 (8) {
  ["data"]=>
  object(stdClass)#4995 (12) {
    ["ID"]=>
    string(4) "1667"
    ["user_login"]=>
    string(13) "Putnamdenizen"
    ["user_pass"]=>
    string(63) "$wp$2y$10$A/uVhx.UarNPKJZsxpy.S.PxwQgglBNI40qIlo0JkqNQehUN9Kls2"
    ["user_nicename"]=>
    string(13) "putnamdenizen"
    ["user_email"]=>
    string(17) "JLStevens@mac.com"
    ["user_url"]=>
    string(35) "http:///forums/users/putnamdenizen/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:12:34"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(13) "Putnamdenizen"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(1667)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Can you just get your landlord to release you from your lease and move out?

cupolacoffee | 12 years and 9 months ago

string(1) "1"
object(WP_User)#4997 (8) {
  ["data"]=>
  object(stdClass)#5000 (12) {
    ["ID"]=>
    string(6) "176724"
    ["user_login"]=>
    string(12) "cupolacoffee"
    ["user_pass"]=>
    string(34) "$P$BkVY/yryr5Y2LBqkDR6A906YEQgXVb/"
    ["user_nicename"]=>
    string(12) "cupolacoffee"
    ["user_email"]=>
    string(22) "CupolaCoffee@gmail.com"
    ["user_url"]=>
    string(27) "/forums/users/cupolacoffee/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:25:00"
    ["user_activation_key"]=>
    string(20) "Dg51WdxGDXRlOmxrB3Ch"
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(12) "cupolacoffee"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(176724)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Your LL is required to maintain conditions meeting the warranty of habitability. For specifics, call or visit the information desks at Housing Court run by the Citywide Task Force on Housing in all five boroughs: http://www.cwtfhc.org/contact-us