dead refrigerator
Click here for Top Ten Discussions. CLICK HERE for Q & A Homepage
Receive Free Rental Owner Updates Email:  
MrLandlord Q & A
dead refrigerator (by pamela doyne [AR]) Jun 26, 2008 12:08 PM
       dead refrigerator (by Carolyn [MO]) Jun 26, 2008 12:24 PM
       dead refrigerator (by Brenda [TX]) Jun 26, 2008 12:56 PM
       dead refrigerator (by Nancy [IN]) Jun 26, 2008 3:06 PM
       dead refrigerator (by Steve [MA]) Jun 26, 2008 3:10 PM
       dead refrigerator (by AllyM [NJ]) Jun 26, 2008 6:41 PM
       dead refrigerator (by Joe [TN]) Jun 26, 2008 6:50 PM
       dead refrigerator (by Sue [NH]) Jun 27, 2008 2:01 PM

dead refrigerator (by pamela doyne [AR]) Posted on: Jun 26, 2008 12:08 PM

State Specific Question About: ARKANSAS (AR)

Dear Mr. Landlord I have a tenant reported to me on Thursday June 26 that her frig. stop working. I asked her when did it stop and she said Monday June 23rd. I went to investigate and found her entire house filthy from the front door to the back. Clothes, & trash laying around thru out the house dishes pots & pans piled up in the sink bags of cans everywhere. Then I got to the refrigerator Lord have mercy full of spoiled food, liquids turned over a smell out of this world and roaches and nets crawling around inside. Then she asks when can she get another one because the 4th is coming up. She is not on housing and we did provide the frig thats in there now when she moved in.

This is a 2 bedroom house rent is $450. By law do we have to provide her with another one or make her get her own because of the condition she has kept this one in. How would you handle this situation? Please respond ASAP

dead refrigerator (by Carolyn [MO]) Posted on: Jun 26, 2008 12:24 PM

Generally if you have provided an appliance when a tenant moves in, you are expected to repair or replace it as needed - unless your lease states to the contrary, and this is consistent with your state laws.

How long as the tenant been there? When was the last time you checked the place?

Our of obligation, I probably would provide a used one purchased from Craigslist. And then I would follow my state laws to terminate and evict.

dead refrigerator (by Brenda [TX]) Posted on: Jun 26, 2008 12:56 PM

I think you are expected to repair or replace it if it breaks down, but if it was something that they caused it may depend on your lease. I don't know if you've had someone out to look at the refridgerator hopefully there isn't a roach nest in the back of it (behind it) that would cause this to happen. Again, depending on how your lease is, and if they are responsible for pest control, then they aren't doing a very good job.

If you have to replace, find the cheapest one you can, and I agree with getting them out.

dead refrigerator (by Nancy [IN]) Posted on: Jun 26, 2008 3:06 PM

Yes, you have to replace it. Get one at a garage sale because you know you will be tossing it after this one goes.

Then have a very serious talk with this tenant about the condition of the premises. Then send a notice to Cure and recheck again in a few days.

Tenant won't be able to keep it clean. I'd get rid of this one if tenant is month-to-month.

dead refrigerator (by Steve [MA]) Posted on: Jun 26, 2008 3:10 PM

If it's your refer, it's your responsibility to make sure that it works properly. If the refer dies because of tenant abuse the tenant should be billed for at least a portion of the cost.

Here's a bonus tip for you: You need to inspect your rentals on a regular basis. A tenant like this can ruin a whole building in no time at all.

dead refrigerator (by AllyM [NJ]) Posted on: Jun 26, 2008 6:41 PM

Call an appliance dealer and explain the problem. The have scratch and dent fridges and may have a contact that repairs and sells used one.

dead refrigerator (by Joe [TN]) Posted on: Jun 26, 2008 6:50 PM

Most times when refrigerators stop cooling it is something very simple that has gone out. A fan in the freezer compartment, a defrost timer, or maybe a fan in the compressor area. All cheap repair parts if you do it yourself. If you don't do those kind of repairs your self then I seriously doubt that you should be furnishing refrigs in your rental units. each of the above components if bought used will be 10-20 in my area. You should have a used appliance store in your city. Appliance repair is simple with just a minimum amount of logic by anyone.

dead refrigerator (by Sue [NH]) Posted on: Jun 27, 2008 2:01 PM

I would call the welfare dept on this person. They (at least in my state) have agents that will go to a residence and inspect it. Especially if the person has children, they consider (if I am remembering right) a form of endangerment. I did this once about 15 years ago before I was a LL but as a concerned individual.

Subject: RE: dead refrigerator
Your Name:
Your State:

dead refrigerator
Would you like to be notified via email when somebody replies to this thread?
If so, you must include your valid email address here. Do not add your address more than once per thread/subject. By entering your email address here, you agree to receive notification from every time anyone replies to "this" thread. You will receive response notifications for up to one week following the original post. Your email address will not be visible to readers.
Email Address: