unauthorized repairs
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unauthorized repairs (by livenotonevil [NC]) Feb 13, 2019 12:40 PM
       unauthorized repairs (by Johnny B. [MA]) Feb 13, 2019 12:59 PM
       unauthorized repairs (by DJ [VA]) Feb 13, 2019 1:10 PM
       unauthorized repairs (by RB [MI]) Feb 13, 2019 1:18 PM
       unauthorized repairs (by Vee [OH]) Feb 13, 2019 2:12 PM
       unauthorized repairs (by WL [CA]) Feb 13, 2019 2:18 PM
       unauthorized repairs (by BRAD 20,000 [IN]) Feb 13, 2019 2:36 PM
       unauthorized repairs (by Jim in O C [CA]) Feb 13, 2019 3:21 PM
       unauthorized repairs (by RR78 [VA]) Feb 13, 2019 3:36 PM
       unauthorized repairs (by Busy [WI]) Feb 13, 2019 3:56 PM
       unauthorized repairs (by Nicole [PA]) Feb 13, 2019 5:36 PM
       unauthorized repairs (by AllyM [NJ]) Feb 13, 2019 6:48 PM
       unauthorized repairs (by pg [SC]) Feb 13, 2019 7:11 PM
       unauthorized repairs (by Jeff [CO]) Feb 13, 2019 8:37 PM
       unauthorized repairs (by small potatoes [NY]) Feb 13, 2019 9:30 PM
       unauthorized repairs (by J [FL]) Feb 14, 2019 6:54 AM
       unauthorized repairs (by Oregon Woodsmoke [ID]) Feb 14, 2019 7:29 AM
       unauthorized repairs (by Busy [WI]) Feb 14, 2019 8:09 AM
       unauthorized repairs (by Ray-N-Pa [PA]) Feb 19, 2019 6:41 PM
       unauthorized repairs (by Jeff [CO]) Feb 19, 2019 6:47 PM
       unauthorized repairs (by Ray-N-Pa [PA]) Feb 20, 2019 4:58 AM
       unauthorized repairs (by Dan M [NM]) Feb 20, 2019 5:42 AM
       unauthorized repairs (by Ray-N-Pa [PA]) Feb 20, 2019 6:06 AM
       unauthorized repairs (by Jeff [CO]) Feb 20, 2019 8:09 AM
       unauthorized repairs (by Busy [WI]) Feb 20, 2019 9:24 AM
       unauthorized repairs (by Jeff [CO]) Feb 20, 2019 9:30 AM
       unauthorized repairs (by livenotonevil [NC]) Feb 20, 2019 9:38 AM
       unauthorized repairs (by Cjo’h [CT]) Feb 20, 2019 5:09 PM
       unauthorized repairs (by Cjo’h [CT]) Feb 20, 2019 5:16 PM
       unauthorized repairs (by Cjo’h [CT]) Feb 20, 2019 5:44 PM
       unauthorized repairs (by livenotonevil [NC]) Feb 20, 2019 5:46 PM
       unauthorized repairs (by Jo’H [CT]) Feb 20, 2019 6:01 PM
       unauthorized repairs (by mike [CA]) Feb 22, 2019 7:09 PM
       unauthorized repairs (by JB [OR]) Feb 22, 2019 11:32 PM
       unauthorized repairs (by Jeff [CO]) Feb 23, 2019 6:15 AM
       unauthorized repairs (by livenotonevile [NC]) Mar 11, 2019 11:14 AM
       unauthorized repairs (by Busy [WI]) Mar 11, 2019 2:16 PM
       unauthorized repairs (by livenotonevil [NC]) Mar 12, 2019 5:53 AM
       unauthorized repairs (by Busy [WI]) Mar 12, 2019 7:43 AM
       unauthorized repairs (by Busy [WI]) Mar 12, 2019 10:54 AM

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unauthorized repairs (by livenotonevil [NC]) Posted on: Feb 13, 2019 12:40 PM
Message:

This tenant bought a new water heater, installed it and I agreed to pay four payments of $160 deducted from the rent.

Monday the toilet broke up and tenant went and got a new one and installed it and this is yet to be properly incrementalized.

If the lease states plainly tenant may not make repairs without approval of the landlord; what will happen with the toilet and who knows what else could break down? --24.74.xxx.xx




unauthorized repairs (by Johnny B. [MA]) Posted on: Feb 13, 2019 12:59 PM
Message:

Never let a tenant make repairs. You let them install a hot water heater?! I hope it wasn’t gas. You say the toilet “broke up”? As in it literally broke into pieces? --24.147.xx.xxx




unauthorized repairs (by DJ [VA]) Posted on: Feb 13, 2019 1:10 PM
Message:

First, did you give written authorization for the water heater, or did you find out after the fact? If you did not authorize it, there is no way you should be paying for it. Instead, tenant should have had to pay at least for your licensed professional to inspect it and make sure it was done right.

Once you start to allow this, the tenant can claim all sorts of repairs are needed/done - in order to get discounted rents. You will be amazed by how many things start to break. --174.255.xxx.xx




unauthorized repairs (by RB [MI]) Posted on: Feb 13, 2019 1:18 PM
Message:

Somebody opened a can of worms. --184.53.x.xxx




unauthorized repairs (by Vee [OH]) Posted on: Feb 13, 2019 2:12 PM
Message:

Prolly good idea to have the manager get photos of the old tank and toilet, toilets require physical mechanical force to break - in your mind picture a hammer, that would be billed to the tenant and require a 3d party like a handyman or plumber to insure properly installed.

--76.188.xxx.x




unauthorized repairs (by WL [CA]) Posted on: Feb 13, 2019 2:18 PM
Message:

I have a plumber renting from me and same scenario. He and his other tenant friends have "plumbing problems". At first, I didn't realize what was happening - now I tell them my own handyman will do the plumbing repairs. Last week, I did this then the tenant texted me that the stopped toilet was working again and no need for the handyman. LOL --201.140.xxx.xx




unauthorized repairs (by BRAD 20,000 [IN]) Posted on: Feb 13, 2019 2:36 PM
Message:

Live,

This is a very common, everyday management issue and is clearly spelled out in a proper lease. What does your lease say?

My lease is clear: Resident may not make repairs or alterations, take deductions, or request reimbursement without written authorization from Management prior to any work or purchase.

"If the LL is paying for it, why not upgrade?? Cousin Billy Bob says he knows how to do it. I pay him with beer while he works."

Gas water heater?? Have it checked by a pro. Don't want residents dying from CO or exploding gas lines.

Toilet "broken"? What broke and how?

As my kids say "Pics or it didn't happen". With a quality camera in every phone it's easy to communicate visually.

BRAD --73.102.xxx.xxx




unauthorized repairs (by Jim in O C [CA]) Posted on: Feb 13, 2019 3:21 PM
Message:

Bad idea. Even it they are qualified when then make authorized repairs they are your quasi employee. When an employee is hurt on the job they look to the employer to take care of their injuries. What if the tenant injured his back replacing the water heater, soft tissue back injuries are costly. --99.23.xxx.x




unauthorized repairs (by RR78 [VA]) Posted on: Feb 13, 2019 3:36 PM
Message:

Like others said.

A toilet does not just break up even with age. Has to be caused by abuse. Which tenant pays for. --73.152.xx.xxx




unauthorized repairs (by Busy [WI]) Posted on: Feb 13, 2019 3:56 PM
Message:

Live not on evil,

Well, I’m glad the repairs are getting done. But, those repairs should be done by your staff, of, now you may have just made the tenant your employee. If the person doing repairs wretches their back lifting that water heater or toilet, you might have a workman’s comp claim!

I suggest you, or your staff, do inspections of each property, every couple of months. Check plumbing, electrical, HVAC, windows, doors, flooring, roof, landscape, safety issues. Doesn’t take long. Then, get somebody on those repairs that you/your staff find.

The days of making tenants responsible for repairs are long gone in most states. And, having tenants do the work doesn’t seem like a good way to get something done right. --70.92.xxx.xxx




unauthorized repairs (by Nicole [PA]) Posted on: Feb 13, 2019 5:36 PM
Message:

I'm always putting something between the lines.

Are you, as the landlord, strapped for cash? Just curious as to why you would be in effect paying your tenant back in monthly installments. --72.70.xxx.xx




unauthorized repairs (by AllyM [NJ]) Posted on: Feb 13, 2019 6:48 PM
Message:

Why are they bothering to do this? I have one now who is making "little" repairs like loose door knob etc. He's young and I'm old so I think he is trying to help. But I explained to him recently that some things look small but are symptoms of a larger problem. And then two squirrels started living in their attic so I got a trapper and we have one and I am checking the trap. Let the little guy go in an empty garage across the street from my home where I have lots of available peanuts. --73.248.xxx.xxx




unauthorized repairs (by pg [SC]) Posted on: Feb 13, 2019 7:11 PM
Message:

My lease is almost word for word as BRAD 20000.

You will find most renters don't have a clue about making quality repairs.

What if you have to go in and fix something the tenant screwed up? What else has the tenant changed with out your approval?

The LL must control all repairs or changes to the unit. Period.

Maybe it is time for you to get a new tenant. --99.197.xxx.xx




unauthorized repairs (by Jeff [CO]) Posted on: Feb 13, 2019 8:37 PM
Message:

"I agreed to pay four payments of $160 deducted from the rent."

Wow. Just, wow...

Sorry, I see stuff like this and can't help but smile. This site isn't just good for learning what to do as a landlord, it also illustrates what NOT to do.

I wonder what's gonna break next! :) --76.120.xx.xx




unauthorized repairs (by small potatoes [NY]) Posted on: Feb 13, 2019 9:30 PM
Message:

When I was in 2nd grade my teacher missed a day of school. When she came back we asked her why and she was embarrassed and said the toilet broke when she sat on it. She was not heavy. Guess your 2 items might be a coincidence, prolly not. --24.194.xx.xx




unauthorized repairs (by J [FL]) Posted on: Feb 14, 2019 6:54 AM
Message:

Please get the situation under control, this tenant is a disaster waiting to happen. He could damage your property or an extreme case even create a dangerous situation resulting in a lawsuit. --72.188.xxx.xxx




unauthorized repairs (by Oregon Woodsmoke [ID]) Posted on: Feb 14, 2019 7:29 AM
Message:

Couple of issues.

Occasionally, you will get a tenant who discovers he can reduce his rent by doing unnecessary repairs and inventing charges for repairs that were never done.

A big issue is that tenants always think that the only solution is a new one, whatever it is that isn't functioning correctly, instead of an easy cheap repair.

Bone jammed in the garbage disposal? Solution, new garbage disposal. Can't take a 45 minute hot shower? Solution, new bigger water heater. Refrigerator goes off? Solution, new big expensive refrigerator, instead of checking the circuit breaker.

Don't trust tenants to know what to repair pr how to repair it. --98.146.xxx.xxx




unauthorized repairs (by Busy [WI]) Posted on: Feb 14, 2019 8:09 AM
Message:

Live not on evil, you’ve brought some good questions to this forum. You are getting a handle on some things, but, need to tighten up.

I’m hoping we can meet at the Mr. Landlord conference this May in Ohio. Bit of a drive for you, but worth it. If you register now, I believe there is a discount. I haven’t booked the motel yet, but last time, I just when through one of the booking sites and found an inexpensive place a few miles away. Still had most benefits of the conference, just didn’t get in on as many late evening conversations.

Hope to see you in May! --70.92.xxx.xxx




unauthorized repairs (by Ray-N-Pa [PA]) Posted on: Feb 19, 2019 6:41 PM
Message:

Perhaps an incentive for not having things break is in order? Charge a repair deductible or reward the resident for not calling you when something breaks.

Instead, you are getting what you trained the resident to do. I might add that you are really good teacher.....its just a bad habit --72.23.xxx.xx




unauthorized repairs (by Jeff [CO]) Posted on: Feb 19, 2019 6:47 PM
Message:

That's terrible advice. Really, discourage a tenant from reporting things that need to be fixed? That is the most short-sighted advice that I have seen here in a long time, and some of the silliest.

A lanmdlord should encourage tenants to report problems. Geez... --76.120.xx.xx




unauthorized repairs (by Ray-N-Pa [PA]) Posted on: Feb 20, 2019 4:58 AM
Message:

You are entitled to your own opinion. A small $30 deductible has reduced the number of frelvious trouble calls for our companies without reducing the number of valid trouble calls.

It is all in how you implement any program. Not everyone will do it the same way nor will everyone screen in advance to make sure $30 does bankrupt your resident in advance.

--174.229.xx.xx




unauthorized repairs (by Dan M [NM]) Posted on: Feb 20, 2019 5:42 AM
Message:

Jeff, Ray-N-PA is trolling or kidding. No landlord would ever suggest that. --73.95.xxx.xxx




unauthorized repairs (by Ray-N-Pa [PA]) Posted on: Feb 20, 2019 6:06 AM
Message:

I am not trolling. It is a matter of context and how the advise implemented. It comes from Mike Butler but Jeffery might also offer similar advise in his boot camp.

Many of my residents are long term and are in some kind of rent to own format.

I really don't want to get called over to someone's house with them saying the door is squeaking. A shot of WD-40 and you are gone. I have been there and I have done it.

So I offer them an incentive for paying rent on time while tackling these small issues. How you want to structure an incentive is up to every individual landlord. Someone can even say they don't believe in training up residents. It is up to them.

For me, I am looking for long term residents. My long term residents are not going to fret over $30. I am absolutely sure that there are plenty of tenants out there can't afford the $30 hit to their budget. In those cases, Jeff is correct. In my eyes, my competitors deserve these customers and they should absolutely have the landlord respond to their needs.

Around here, $30 is just enough to allow my residents to consider taking responsibility for something routine without sending them to the poor house. In some areas, that might be too much....in others, you may need to increase it three fold that.

The one system that I do not charge any deductible on is the furnace. Where I do hope someone that is in training for home ownership would know enough to be able to change out batteries in a thermostat, I understand that the potential damage out ways any advantage for the landlord. I couple my program without using pay and deduct systems as they can get abused.

The bottom line.......training your tenants for the desired behavior is the landlord's responsibility. If the residents isn't catching on - it could be a bad tenant or it could be the trainer. --72.23.xxx.xx




unauthorized repairs (by Jeff [CO]) Posted on: Feb 20, 2019 8:09 AM
Message:

I don't deal with issues. I deal with problems and concerns. Every landlord has to do what works for them. I know that I have a hard enough time now getting tenants to report problems. (I encourage it). A fee would discourage them even more. When tenants don't report stuff I have to fix them later, and sometimes they get worse. The problems never just go away. If I receive an e-mail from a tenant about sometime trivial (very rare), like a door squeaking or a dead light bulb), I tell them that we don't handle that sort of thing. The difference is that I don't rent house - only apartments. With houses it might be different. --76.120.xx.xx




unauthorized repairs (by Busy [WI]) Posted on: Feb 20, 2019 9:24 AM
Message:

I don’t know the difference between ‘issues’ and problems and concerns’ .

That reminds me of a person I worked for who was originally from another state. She had a big ‘issue’ big ‘problem’, big ‘ concern’ that I referred to the receptacle where one puts no longer desired items to be collected for future disposal by custodial staff as a trash can. Or, was it I called it a garbage can? I don’t even know, in my wee little brain they are the same thing. I use the terms interchangeably.

Getting tenants to cooperate is ‘all in the tone’. Tone of text, tone of voice, tone of eyes/facial expression. Key is allowing tenants to feel valued. At least in my landlord practice. --172.58.xxx.xxx




unauthorized repairs (by Jeff [CO]) Posted on: Feb 20, 2019 9:30 AM
Message:

An issue is a topic of debate or discussion. A problem is a negative that needs a solution. A lot of people these days are afraid to call a problem a problem.

Yes, tone is important. Many landlords treat tenants as though they are the enemy. That's a bad business practice. --76.120.xx.xx




unauthorized repairs (by livenotonevil [NC]) Posted on: Feb 20, 2019 9:38 AM
Message:

Vacationing I will read and respond during the respite. Thx for all the comments. --24.74.xxx.xx




unauthorized repairs (by Cjo’h [CT]) Posted on: Feb 20, 2019 5:09 PM
Message:

To live or not to live, how long do you expect to own this place apparently not too long ,ah well,come easy,go easy,,,.... Charlie........ --32.214.xxx.xx




unauthorized repairs (by Cjo’h [CT]) Posted on: Feb 20, 2019 5:16 PM
Message:

$640 for a. $348 water heater,I wouldn’t mind doing a few of those a week................ even if I’m not working....................... --32.214.xxx.xx




unauthorized repairs (by Cjo’h [CT]) Posted on: Feb 20, 2019 5:44 PM
Message:

How in the name of God can someone break a toilet?????You tell me?????................. Charlie..........tell me again .....I still don’t get it!......... --32.214.xxx.xx




unauthorized repairs (by livenotonevil [NC]) Posted on: Feb 20, 2019 5:46 PM
Message:

It was $375 tax included and I will look again at the statement, thx for the labor. This kind of shenanigan's as old as God certainly. --24.74.xxx.xx




unauthorized repairs (by Jo’H [CT]) Posted on: Feb 20, 2019 6:01 PM
Message:

Lost the C again.ah!well that’s life....Think it’s time you said “Good bye to your tenant”...Are e Berdershi tenant was nice meeting you , May meet again someday may not .So..............Charlie.............. --32.214.xxx.xx




unauthorized repairs (by mike [CA]) Posted on: Feb 22, 2019 7:09 PM
Message:

plumbing? bad idea. go inspect the installs promptly.

tenants need to hear no and it is your job to learn to reject their requests with an INSTANT laugh and "NO"! --76.176.xxx.xxx




unauthorized repairs (by JB [OR]) Posted on: Feb 22, 2019 11:32 PM
Message:

Jeff (CO) I love your constant corrections regarding "issues" and "problems." No matter how many times you post it just never gets old. --24.20.xxx.xxx




unauthorized repairs (by Jeff [CO]) Posted on: Feb 23, 2019 6:15 AM
Message:

I think the confusion started around the time when political correctness kicked in. People are now afraid to call a problem a problem. They don't want to offend anyone. Others think that problems and issues are the same thing. --76.120.xx.xx




unauthorized repairs (by livenotonevile [NC]) Posted on: Mar 11, 2019 11:14 AM
Message:

This zone of US is not big on gas appliances; water heaters, cook stoves, etc. don't understand the hot point esthetics.

As for inspections the groundskeeper is charged with this but he has gone fishing; troublesome indicator.

I may be strapped for cash taking bucket list trips frequently and overlooking vital signs.

The lease holder was grandfathered in by previous tenants so she was able to sidestep admitting a drug conviction and reporting to a parole officer; fishing bowl with two pre-teen children in a good elementary school nearby. Now gram and gran are beating down the doors.

The difficult part is the accusation of slumlord. I want and would clear up and repair each & every blemish but the previous tenant caused gratuituous damage huge holes; door trim ripped off, and when impractical tenant makes repairs and LL remains distant;) --24.74.xxx.xx




unauthorized repairs (by Busy [WI]) Posted on: Mar 11, 2019 2:16 PM
Message:

Hmm ... let’s see I understand correctly?

You are the landlord. You bought the property not long ago, With , what I call an inherited tenant, one the landlord before you put in place. Tenant has some issues in their history that you would not have accepted, but, they are there now. ( I have one of those too, but, I was able to develop her into a good tenant, and since have changed my screening criteria. I learned from my situation that maybe loosening my standards yielded a better fit for my properties, my style.)

There are previous damages from tenant before this tenant ( uh-huh, sure...in case that comment doesn’t translate well on the inter webs, I am casting doubt on that tenant’s claim, unless I have proof otherwise,) this tenant wants to do repairs and be paid to do repairs.

Somewhere in this is a groundskeeper ?/handyman?/manager who is not performing. And, you, live not on evil, live far away.

Just trying to clear up the situation, so we can help.

My first thought is learn how to document your travel for tax purposes, take a trip there, and do a very thorough going over of the property. Then hold that groundskeeper’s feet to the fire. Meaning, if he /she is responsible for maintenance and reporting large repairs to you, either they do that, or they are fired. Tenant gets held accountable by having them fill out a condition report similar to the one they might have signed on move in. Any damages beyond what is there now is on them. Tenant needs to report ‘issues/problems/concerns’ promptly, so your person can do repairs. If tenant is performing well (rent on time, no trouble with neighbors/police, other behaviors that you do/don’t prefer,) then, the tenant could renew at the end of their term. If they (tenant ) are not performing according to your terms, then non-renewal, notice to vacate, or whatever method for your lease and laws where you operate.

And then, a plan of action for repairs needs to be figured out, scheduled with proper contractors, handymen/women, or, more trips by you.

Or, if the tenant is on a lease like RaynPa mentioned then tenant needs to perform under those terms.

I have rentals with a 20 minute drive from my home, I’m a very hands-on landlord, do many repairs myself, including some fairly major things with a tenant in place, working safely, also have my lead renovator certification ( might have used the wrong term there, I can work in properties I own, not for others. My work is not considered abatement.)

And, we’d all still love to meet you at convention in May.

--208.54.xx.xxx




unauthorized repairs (by livenotonevil [NC]) Posted on: Mar 12, 2019 5:53 AM
Message:

Thank you. I'ts difficult but here it's not like the most of the US; rural, simple, law abiding, God fearing;p --24.74.xxx.xx




unauthorized repairs (by Busy [WI]) Posted on: Mar 12, 2019 7:43 AM
Message:

Live not on evil, I’m going to hold your feet to the fire. No excusing the lack of leadership because ‘we’re not like the rest of y’all. ‘ I have yet to meet a human that doesn’t perform better with structure and discipline. In fact, all of that God-fearing is ABOUT structure and discipline, providing a framework.

Your tenants need leadership. You need to provide that. Give them the framework, the ten commandments of being your tenants, if you will. If you don’t want to provide that, then I gently suggest choose more passive investments, such as REITs or something. Set goals for your business, and a plan of action to reach those goals ( hmmm. I really need to get back on track with this myself. Maybe this talk is more for me than you *wink*)

I really was thinking you were living way out in the country, with basically absentee-landlord properties in the big city, by the way property seemed to be left to its own devices. There is a lot of that in the neighborhood around my rentals. And guess what, those tenants are looking for leadership, often they will ask me what they should do. Show your tenants the path they should go. Be a good steward of time, talent, and treasure that has been entrusted to you

--70.92.xxx.xxx




unauthorized repairs (by Busy [WI]) Posted on: Mar 12, 2019 10:54 AM
Message:

Live, true confession time, since I am taking you to task, i’ll Put my ow situation out here, for others to critique, or, at least you.

I do Not run my landlording practice perfectly, or even very profitably. I did pretty well in the beginning, worked hard at it, regularly. But then, I started slacking off on renovatin new properties. I like to work on existing properties, and since I have delusions that I am good with people, and have an ‘inner social worker’, I spend way too much time with tenant engagement activities.

I have a house I bought in 2014, in very rough shape, have dinked around on it, used it as my storage/restroom facility when working on properties nearby. But, it is STILL not rentable. Oh, I have all of the excuses about why it isn’t yet done. Bottom line, I am not being a good steward of the time, talent, treasure I have been given.

Time to go learn how to make my own door jambs. Another excuse for taking so long- pre-fab homes that carpenters, even Home Depot, don’t want to touch. Too much non-standardized. Starting with the 2X3 stud walls.

Cheers! I hope we’re all helping ya, not discouraging ya! --70.92.xxx.xxx



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