Moisture issue or ??
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Moisture issue or ?? (by John Huber [PA]) Sep 22, 2021 10:18 AM
       Moisture issue or ?? (by Larry [MN]) Sep 22, 2021 11:15 AM
       Moisture issue or ?? (by myob [GA]) Sep 22, 2021 11:18 AM
       Moisture issue or ?? (by John [PA]) Sep 22, 2021 12:01 PM
       Moisture issue or ?? (by plenty [MO]) Sep 22, 2021 12:08 PM
       Moisture issue or ?? (by Allym [NJ]) Sep 22, 2021 12:17 PM
       Moisture issue or ?? (by Vee [OH]) Sep 22, 2021 12:22 PM
       Moisture issue or ?? (by Robert,OntarioCanada [ON]) Sep 22, 2021 12:40 PM
       Moisture issue or ?? (by Jason [VA]) Sep 22, 2021 12:45 PM
       Moisture issue or ?? (by WMH [NC]) Sep 22, 2021 1:25 PM
       Moisture issue or ?? (by MC [PA]) Sep 22, 2021 6:02 PM
       Moisture issue or ?? (by Ray-N-Pa [PA]) Sep 22, 2021 8:19 PM
       Moisture issue or ?? (by LordZen [MA]) Sep 23, 2021 9:07 AM
       Moisture issue or ?? (by myob [GA]) Sep 23, 2021 10:52 AM
       Moisture issue or ?? (by LordZen [MA]) Sep 23, 2021 11:18 PM

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Moisture issue or ?? (by John Huber [PA]) Posted on: Sep 22, 2021 10:18 AM

Trying to resolve issue with resident that is complaining about high humidity in their apt. We’ve tried dehumidifier with AC and running bathroom fan longer. We’ve found that they’re not always following instructions, such as windows open with the dehumidifier running at the same time. They are now expecting us to move them to a new unit (Note: No other resident has this problem in this building.) They moved in 4 months’ ago and, of course, Lanc Co, PA is very humid in the summer time. We replied with asking them to close windows, run bathroom fan for 2 hours after showering, set the AC to run and run the dehumidifier. Empty as needed. Follow this procedure for 2 weeks and we should see good results.

The last contact with our APM was that they are educated people and to “please stop playing.” They have not directly accused us of racism, but have “insinuated” that we aren’t doing our best because of that. They are currently requesting a move as well as a cleaning company to come in. They don’t want to follow our requests, they want a cleaning company to come in (for some mildew? There’s a little, perhaps, on their clothes. It’s difficult to determine if that’s the source. It’s showing up on one or two of his business suits)… and another apt.

How would YOU proceed? We’ve offered the “happy clause” before with another less serious issue and they clammed up!

Sorry it’s so long, but details matter.


Moisture issue or ?? (by Larry [MN]) Posted on: Sep 22, 2021 11:15 AM

Sounds like you have gone above and beyond. Moving them to another apartment will just move the problem with them. Another apartment will magically not have humidity in the summer?

Definitely "happy clause" these people.

For those who don't know it's a nicely worded letter or email explaining how you have tried to resolve their issues but unfortunately there doesn't seem to be a mutually acceptable resolution. So we will let you out of your lease and you are free to find another place to live. It usually shuts them up.

Moisture issue or ?? (by myob [GA]) Posted on: Sep 22, 2021 11:18 AM

you say on one line "no other problems" in other units and then it's on 2 suits and another APT?

There's a problem as much as it bothers me to say. Had you said it was in the bathroom you could always put in a higher air vent and HOT wire to bath light.

Is there anyway to run a vent-- from the ac to the closet? I had this type problem in a downstairs closet and ran a small flex return plumbed into the return of the furnace/ac.

Happy Clause when claims of mold are mentioned. Its a winner and tenants know LL's are afraid of law suits.

What does "stop playing mean"?

As far as racism-- google mold and print off what causes it-- like not cleaning and highlight that.

Moisture issue or ?? (by John [PA]) Posted on: Sep 22, 2021 12:01 PM

We don’t know exactly what they mean by stop playing, other than possibly implying we’re not taking them seriously. We’ve suggested several ideas to remedy the situation.

We also have a mold addendum in our lease that spells out a number of ways to prevent mold and mildew. It seems sometimes there is a communication issue. When we try to offer suggestions they become indignant and say they shouldn’t have to do these things, that it’s the landlords responsibility and they’re not stupid but “Black educated folks”. --75.151.xx.xx

Moisture issue or ?? (by plenty [MO]) Posted on: Sep 22, 2021 12:08 PM

Simply offer the Happy Clause. They are not willing to be park of the solution. Stop playing and let the go. Refund full deposit and just let something go. Fix. Rerent.

Moisture issue or ?? (by Allym [NJ]) Posted on: Sep 22, 2021 12:17 PM

Sounds like dampness coming from above due to some kind of leak going into wall or from upstairs bathroom. Here are the things I have found causing that: stone building with mortar joints absorbing water and not drying due to overhanging tree or bushes against the house. This year we have extreme rain also. Chimney concrete "crown" broken and water coming in along chimney inside. Disconnect of tub or sink connection to sewer pipe overhead. Upstairs tenant's toilet producing surface condensation and leaking down to floor below. Showers taking 20 minutes. Some do this to warm up the bathroom. Disconnect of dryer vent hose so moisture going into apartment or clogged with a bird nest. Window lacking a metal strip above it allowing rain to seep into the stool and wall. Combination windows improperly aligned so that top outer window is down which allows rain to penetrate behind it. Check window placement. They are calling you ray cyst so I am thinking they are just leaving the unit too warm and then put on the AC and the moisture that came in with the hot air then condenses on furniture and causes mold. I have a Mitsubishi mini split and it will cause that. Also window units allow humid air in as they just don't seal well. Then tenant puts on AC, much too late due to preference for hotter environment. Are these folks who have the heat set to 80 degrees in winter? I had a dormer leaking and water coming down the inside plaster job also. That's all I can think of. It's a combination of "them" and another condition. I am inclined to think they don't use the AC much and then it's too humid in there when they put it on and I don't think they want to pay for the electricity for the dehumidifier. Make they go elsewhere as soon as you can. --108.24.xx.xx

Moisture issue or ?? (by Vee [OH]) Posted on: Sep 22, 2021 12:22 PM

Offer them the option of weekly maid service to assist in following your directions to reduce moisture thru any of the methods you described, mildew is a housekeeping issue they are not willing to care for themselves, there will be a increase hospitality service charge for this.

Moisture issue or ?? (by Robert,OntarioCanada [ON]) Posted on: Sep 22, 2021 12:40 PM

A lot of people are too lazy to use bathroom exhaust fan where it better to install a humidstat type of switch that automatically turns on exhaust fan. Had a tenant doing laundry in the bathtub with hot water which created a lot of humidity as there spin out of water like in the front load washing machines. More then likely the problem will be the same in another rental unit. Also may have install a exhaust fan above stove. The expense of those upgrades have to be passed on to the tenants in higher rent to eventually pay those upgrades.

Moisture issue or ?? (by Jason [VA]) Posted on: Sep 22, 2021 12:45 PM

This sounds like an oversized air conditioning unit. You may want to have an hvac tech look your system over. If the unit is too big for the property, it won't run as long which means it won't dehumdify the air properly.

If they're keeping the windows open, tell them you can't dehumdify the world. But thank them for trying.

Moisture issue or ?? (by WMH [NC]) Posted on: Sep 22, 2021 1:25 PM

If they have the windows open there's not a thing you can do about the humidity.

NC is sometimes 70% humidity and all you can do is close up tight and run the AC at a low enough temp to dry it up. It's a tight balance between $$$$ and comfort!

BUT if the AC is not running long enough it won't help. As Jason said, if it's too big for the unit, that will happen. It will reach temperature too fast and shut off, and won't suck the water out of the air.

Moisture issue or ?? (by MC [PA]) Posted on: Sep 22, 2021 6:02 PM

Happy clause by X date. Done. Was the apartment clean when they moved in? Personally, I don't run my AC and yes, I know it might be humid. No mildew in my house though. No other apartment-happy clause or nothing. No one will tell me how long to run my exhaust fan or what to put my AC on. Suggestions but not tell me how to run my bills up.

Moisture issue or ?? (by Ray-N-Pa [PA]) Posted on: Sep 22, 2021 8:19 PM

The Apt Association of NW Pa has an outstanding Pa specific lease if I have say so for myself......I help put in some of the clauses in it.

One of them says, you can terminate for any reason at all simply by giving them a 30 day notice. Since this lease also has a ETF fee clause in it, it makes the happy clause an incredibly easy decision for them.

You might want to consider joining that association and picking up a copy of that lease online. It is money well spent as they have all the forms you could possibly need and unlimited access to the attorney for any T/LL issue that you might have that the office staff can't tackle. There are more than 1,300 member representing over 16,000 rental units so they are the right size to get things done without being too large

Moisture issue or ?? (by LordZen [MA]) Posted on: Sep 23, 2021 9:07 AM

Good Thread!

John do you mind to share your mold addendum or send it to me by email lordzen1980 at gmail dot com please :)

myob like your thinking about: "Happy Clause when claims of mold are mentioned. Its a winner and tenants know LL's are afraid of law suits." Very true!

Vee i like that option more, very good thinking and cover yourself that way!!

Moisture issue or ?? (by myob [GA]) Posted on: Sep 23, 2021 10:52 AM

LordZen that is one reason I added another P to my NO RENT TO LIST. P as in property managers. Have had to many make a claim just to get out of the lease.

Other P's are: Police, Preachers and Politicians the 4 P's.

Moisture issue or ?? (by LordZen [MA]) Posted on: Sep 23, 2021 11:18 PM

myob i think that i have to start a list as well jajaja.

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