Tenant Stove Not Working
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Tenant Stove Not Working (by LordZen [MA]) Jan 3, 2022 12:41 PM
       Tenant Stove Not Working (by Richard [MI]) Jan 3, 2022 12:53 PM
       Tenant Stove Not Working (by LordZen [MA]) Jan 3, 2022 1:13 PM
       Tenant Stove Not Working (by myob [GA]) Jan 3, 2022 3:10 PM
       Tenant Stove Not Working (by plenty [MO]) Jan 3, 2022 3:29 PM
       Tenant Stove Not Working (by Richard [MI]) Jan 3, 2022 3:35 PM
       Tenant Stove Not Working (by don [PA]) Jan 3, 2022 3:43 PM
       Tenant Stove Not Working (by S i d [MO]) Jan 3, 2022 4:35 PM
       Tenant Stove Not Working (by Steve [MA]) Jan 3, 2022 5:19 PM
       Tenant Stove Not Working (by Steve [MA]) Jan 3, 2022 5:19 PM
       Tenant Stove Not Working (by Still Learning [NH]) Jan 3, 2022 5:27 PM
       Tenant Stove Not Working (by LordZen [MA]) Jan 3, 2022 6:27 PM
       Tenant Stove Not Working (by Robert,OntarioCanada [ON]) Jan 3, 2022 11:05 PM
       Tenant Stove Not Working (by Lynn [MA]) Jan 4, 2022 7:28 AM
       Tenant Stove Not Working (by Jason [VA]) Jan 4, 2022 9:46 AM
       Tenant Stove Not Working (by Pat [VA]) Jan 4, 2022 10:52 AM
       Tenant Stove Not Working (by Ray-N-Pa [PA]) Jan 4, 2022 7:34 PM
       Tenant Stove Not Working (by plenty [MO]) Jan 4, 2022 9:14 PM
       Tenant Stove Not Working (by Robin [WI]) Jan 4, 2022 10:26 PM
       Tenant Stove Not Working (by Nicole [PA]) Jan 5, 2022 9:08 AM
       Tenant Stove Not Working (by LordZen [MA]) Jan 5, 2022 12:39 PM
       Tenant Stove Not Working (by LordZen [MA]) Jan 5, 2022 1:08 PM
       Tenant Stove Not Working (by Sir Walter [NC]) Jan 6, 2022 8:42 AM
       Tenant Stove Not Working (by Sir Walter [NC]) Jan 6, 2022 10:37 AM
       Tenant Stove Not Working (by LordZen [MA]) Jan 7, 2022 12:28 PM

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Tenant Stove Not Working (by LordZen [MA]) Posted on: Jan 3, 2022 12:41 PM
Message:

Hi everyone and Happy New Year,

My 2nd floor tenant electric stove, has 2 burners not working (this happened like 6 month ago and was fixed by LG Warranty) when they told us via text we were on vacation (25 Days on Nov), when we left specific instructions to them that we won't be home but my father in law will be, if anything please go to 1st floor and inform off any issues, they never did it, so we read the message on our return the beginning of December, i tried to go to the 2nd floor to take a look to it, nobody answered, i sent them a text, they replied to me Sunday is their rest day that i did not gave proper notice etc etc, you know the rest, i replied politely the reason of my visit just following up on the Stove issue... Ok we set a time for monday at 6PM to talk about it, Monday came and nothing happened, they did not appeared, i text them and no reply back... Days after i saw one of them and i ask about the stove, she said it was the oven, i ask again is the oven or the top burners, she said Oven (with translation help of the husband), i called warranty LG for that, few days later, i saw them again and they said it was top burner, 2 of them, so i lend them a small electric stove with 2 burners in the meantime, you know with holidays upcoming will be difficult to schedule visit, i haven't been lucky to get in contact with LG, neither with the tech that came the last time, i have left MSG...

So we have been looking to buy another stove, less fancy, HD and Lowes, won't have deliver until mid Feb, i was planning to look in FB market place or craigslist for a use one, there is an appliance place near us, we had call but holidays no one answer, looking for a used temporary replace...

What are your recommendations? Getting a new stove?

Try to get this one fixe, knowing that LG products are defective and i won't get a replacement just Tech visits each time.

Should i give them some type of discount for the discomfort for them by not having the Stove fully working? They paid January with no issues, if i should give them a prorated discount for some days in december, how many days should it be? Or disregard this option?

--98.216.xx.xxx




Tenant Stove Not Working (by Richard [MI]) Posted on: Jan 3, 2022 12:53 PM
Message:

No compensation to them. They are causing their own problems. You've dont your best to make things work.

I would just remove the stove completely, reduce the rent $10 a month and tell them to go and buy their own stove. at current credit card prices a $500 stove would only be about $10 a month or so payment. Explain that they would have the pride of ownership and they can take it with them when they leave and that they can get just what they like. --75.7.xx.xx




Tenant Stove Not Working (by LordZen [MA]) Posted on: Jan 3, 2022 1:13 PM
Message:

Thanks Richard, really appreciate your thought, is a very good idea, i think that here in MA we are required to provide the Stove, just that, but is a very good idea... But i don't think they will last more than this year, i won't renew the lease to them once is expired, it will expire on May... --98.216.xx.xxx




Tenant Stove Not Working (by myob [GA]) Posted on: Jan 3, 2022 3:10 PM
Message:

this is your heads up these people will be / are PITA tenants. So I suggest play hard ball to either convert them to your thinking or get them out before they convert you!

Tenants will not stand still for a stove removed-- nor would a judge. Document what happened and send copy to tenant for their signature-- under the heading of DOCUMENTATION! --99.103.xxx.xxx




Tenant Stove Not Working (by plenty [MO]) Posted on: Jan 3, 2022 3:29 PM
Message:

If you have a BestBuy outlet store near you, check it out. Just purchased a super nice stove for really cheap. --172.58.xxx.xxx




Tenant Stove Not Working (by Richard [MI]) Posted on: Jan 3, 2022 3:35 PM
Message:

If you are required by local law to provide a stove then why not drop by a used appliance place like maybe Habitat Restore or a thrift shop and just buy one for $50-$75 and gift it to them. Then it is their stove.

If you do that, do not discount the rent.

Just curious, if tenant owns their own stove, what are the rules regarding landlord supplying one to them? I mean, if they have their own why would you need to supply one? --75.7.xx.xx




Tenant Stove Not Working (by don [PA]) Posted on: Jan 3, 2022 3:43 PM
Message:

If the oven and two of the four burners were working throughout, I would not give a discount. --73.141.xxx.xxx




Tenant Stove Not Working (by S i d [MO]) Posted on: Jan 3, 2022 4:35 PM
Message:

No discounts, or else you open the can of worms that goes like this: "Well, I could do X in my unit and that's 5% of what I pay for so you owe me 5%."

Light fixture burns out: 2% discount? 1%? 5%?

Closet door gets stuck: what's that worth.... 3%...5%? What if their work place wardrobe was in there and they had to go rent a suit for the big meeting on Tuesday and you couldn't get it fixed? Uh oh, now you "owe" them for the suit rental AND lost usage.

See where this goes? It's a never ending downward spiral that goes nowhere and satisfies no one.

You told them how to handle the issue. The didn't follow directions. Now that you know what the issue is, you send them a letter or email or whatever that reads like this:

"Dear Tenant: we are responding to the issue with the oven/stove. Our repair person will be there on (insert date and time) to diagnose and hopefully resolve the issue, but be advised that depending on the nature of the problem it may require a second visit. We will need someone home to let our maintenance man in as our policy is we do not send workers into people's homes without one of them or their representatives present to avoid any confusion or discrepancies with how the visit goes. Please be advised that any representative must be at least age 18 or older, a legal adult. Thank you, the Manager."

Then if they no show or refuse entry on the date for which you have given them legal notice of entry according to your state's laws, bill them the cost of a service call. Repeat until the message sinks in that THEY need to let YOU in for scheduled appointments or THEY will pay the costs.

--108.230.xxx.xx




Tenant Stove Not Working (by Steve [MA]) Posted on: Jan 3, 2022 5:19 PM
Message:

LZ, if the current stove / oven is no longer under warranty, I'd be inclined to get a new to them stove to replace it. There must be several repair shops & used appliance dealers in your area, I would contact them to see what they might have in stock for new and or used stoves.

As far as dealing with your tenants, I'd give them a letter along the lines of what Sid suggested. At the top of the letter, you should always include a statement to the effect that this is an important legal document if you don't understand it, you should find someone to explain it to you. I do this with all of my tenants whose native language is not English. --71.174.xx.xxx




Tenant Stove Not Working (by Steve [MA]) Posted on: Jan 3, 2022 5:19 PM
Message:

LZ, if the current stove / oven is no longer under warranty, I'd be inclined to get a new to them stove to replace it. There must be several repair shops & used appliance dealers in your area, I would contact them to see what they might have in stock for new and or used stoves.

As far as dealing with your tenants, I'd give them a letter along the lines of what Sid suggested. At the top of the letter, you should always include a statement to the effect that this is an important legal document if you don't understand it, you should find someone to explain it to you. I do this with all of my tenants whose native language is not English. --71.174.xx.xxx




Tenant Stove Not Working (by Still Learning [NH]) Posted on: Jan 3, 2022 5:27 PM
Message:

You need to be firm with your tenants but also savvy in looking for a replacement. Nothing happens until I have eyes on the broken appliance. No repair will be scheduled and no replacement purchased until I have seen the problem. Then based on issue, age and google, I can make a decision. I do not buy expensive appliances, so most times I simply replace because calling for service will end up being several weeks and half the cost to a new appliance. Dec 17th I got a text about a freezer not working. I asked questions thinking that they overstuffed it and blocked vents causing issues or the seal not working. I was there the next day and couldnít diagnose the issue. The fridge was 2 1/2 years old. I called repair groups and it was going to be weeks and over $100 to diagnose, then order parts and come back. I went to Loweís and spoke with the manager trying to get a discount on new and the most he would do is free delivery/haul away. I found one in stock, and scheduled deliver for the 23rd. On the 23rd they discovered dents and called to say no delivery because of that. We had a day long debacle of them not getting back to me and then saying they found one and then not finding one. In the end, the manager called and said, the dents shouldnít impact it, come look and Iíll take 50% off. Delivery happened on the 27th. I canít always guarantee everything will be quick but we are in the service business. It took trips to the apartment, time on the phone, time on the computer and 2 trips to Lowes but thatís why I get a premium rent even though I am not a luxury unit. If they are telling you they canít deliver until mid February, then they donít have that model in stock at their central warehouse. Try picking a different model and delivery should be sooner. If they are not meeting you at the agreed upon time, then I would post their door of the date and time you will be entering to diagnose the problem. Once you have confirmed the issue, then repair or replace. Tenants need to cooperate for problems to be fixed, but landlords also need to work to solve the problems. I would not give them a discount but I would work to get it fixed because if they chose to withhold rent, MA judges are very tenant friendly. --75.67.xxx.xxx




Tenant Stove Not Working (by LordZen [MA]) Posted on: Jan 3, 2022 6:27 PM
Message:

Myob thanks for your comment, yes i am aware they are becoming PITA, i had posted threads before about them, i didn't ask the apartment now in Nov/Dec because we were going on vacation and here in MA winter time is very very slow, specially in my area. Regarding the documentation thing, we always keep communication thru text, but yes it is a good idea to put in writing for them to sign, just to cover my ... Thanks again.

Plenty i have one really close, in the price range that we are looking for, electric, or they are back ordered, or shipping 3-4 weeks or really expensive, but i will keep looking, thanks for sharing.

Richard after our vacations, came up the Holidays, and then we got Covid, so we haven't been able to go out or do much these days while we are under quarantine.

And the Stove is OURS, not THEIRS, we are required by law to provide only the Stove, other things are optional.

Don thanks for sharing, is just 2 of the burners, i was just explaining the ordeal with them, that at the beginning they said it was the oven when it really was 2 burners.

Sid thanks for sharing your knowledge as always very welcome, that is why i was asking to see other LL point of view jejeje, i like your thinking.

Steve my friend thanks for sharing as always welcome as well. Yes it is still under warranty thru 2023, i just was able to get in contact with LG, set up the appointment for this Friday. Regarding the letter yes is a very good idea, and after one of the past threads that i have read here, you shared something like that, after that day i always add that paragraph to any documentation with them.

Still Learning thanks for sharing, yes i was just sharing the ordeal with them, i already look at the issue and it was really the burners, when turned on it shows an error on the display and it won't work, we already fix the same issue with 2 other burners on July 2021 under the warranty. That appliance was ours, we were living in the second floor before, since the second floor the stove is electric, we left that there, 1st floor is Gas. We purchased this stove on May 2018, when we had it, it never had any issues with us, after they move almost a year later, it start having issue that does not seems to be user fault, these LG products are defective, words from the Tech that came to fix it. I already scheduled service with Lowes 3rd parties for this Friday.

--98.216.xx.xxx




Tenant Stove Not Working (by Robert,OntarioCanada [ON]) Posted on: Jan 3, 2022 11:05 PM
Message:

Visit a few different Habitat for Humanity restores where large urban areas have a few stores. On and off a good working used stove is available. If a stove no matter new or used lasts more then 3 to 5 years in a rental unit is rare. Here a used stove is expensed out at the end of year where a new stove is amortized for deductions over 5 years. Some stupid tenants light cigarettes on burners of stove which eventually eats through. If the burners are plug in then that is easy to replace. After 3 to 5 years it is a trip to the scrap metal recycling facility as the stove is banged up where often the glass on oven door is broken. LG has a low quality of appliances. Gas stoves are less problems if the tenants keep burners clean. Newer gas stove have igniters where no pilot light. At the restores stoves, fridges and dishwashers are tested where a exchange warranty. Here a four terminal socket is common where it is easy to swap out a electric stove. --99.236.xxx.xxx




Tenant Stove Not Working (by Lynn [MA]) Posted on: Jan 4, 2022 7:28 AM
Message:

LZ,

You blame your vacation and the holidays. You are a landlord unless you find someone to cover for you when your on vacation then your vacation isn't an excuse to not do repairs. The same goes for holidays. There are a ton of used stoves on facebook market place and a typical lower end model from Home depot can usually be delivered in a week to a week and a half. --96.237.xx.xxx




Tenant Stove Not Working (by Jason [VA]) Posted on: Jan 4, 2022 9:46 AM
Message:

They have two working burners. What's the issue? They can deal with it until your warranty repair is done. If they're a PITA, I wouldn't even fix it unless it was free to me (like in your case). --165.225.xx.xx




Tenant Stove Not Working (by Pat [VA]) Posted on: Jan 4, 2022 10:52 AM
Message:

In VA, we don't have to give notice if it is a requested repair --166.182.xxx.xxx




Tenant Stove Not Working (by Ray-N-Pa [PA]) Posted on: Jan 4, 2022 7:34 PM
Message:

I ordered six appliances from a box store (HD) in Nov, they are supposed to be delivered on 1 March. That is alright as these were for my spares.

Perhaps a smaller local store will have one. --24.101.xxx.xxx




Tenant Stove Not Working (by plenty [MO]) Posted on: Jan 4, 2022 9:14 PM
Message:

Fyi. BestBuy out let. I purchased a slightly scratched stove, their floor price was $1080. ... New $2200. For 40 percent off the reduced price and then he took off another $75 cause we picked it up. It was just over$500 with tax and all for a scratched $2200 new stove with instructor booklet and two antitip brackets. Do don't think you have to pay the tagged price at the outlet store, I was super thrilled! --172.58.xxx.xx




Tenant Stove Not Working (by Robin [WI]) Posted on: Jan 4, 2022 10:26 PM
Message:

Around here, you can buy a glass-top stove in excellent condition for $100-$150. Get one and replace what they have. It doesn't have to be stainless steel. --104.230.xxx.xx




Tenant Stove Not Working (by Nicole [PA]) Posted on: Jan 5, 2022 9:08 AM
Message:

I am stuck on them not allowing you in on their day of rest.

I truly have never had a tenant like this. I tell, I don't ask, that I will be there xxx and I'll be in and out in xxx minutes - I am just double checking what is wrong with stove so I can have repair people be prepared. This is a prime example - burners, oven, what is it really? If not a glass top, did you try replacing the elements?

That said, I really don't have appliance repair people - I would have replaced it with something if the oven was truly out. Two burners out? Unless a top notch unit, they would wait until I found a replacement at a cost I liked.

Also agree with who cares that you have covid or were on vaccation? They have NOTHING to do with the situation.

--98.237.xxx.xx




Tenant Stove Not Working (by LordZen [MA]) Posted on: Jan 5, 2022 12:39 PM
Message:

Robert Ontario thanks for sharing, i have been tested Covid + last week so we are under quarantine that is why i haven't been able to move more, after we get out of the quarantine, i will start searching those places. I am making calls, waiting to get called back.

Lynn thanks for sharing, no, my intention is not looking for blame, i provided them a small portable electric stove with 2 burners in the meantime, that i purchased the last time the stove has the same issue back in July 2021. When i was on vacation they sent 1 text, no one respond because we didn't had that phone with us, and the tenants did not follow up or went to the house looking for assistance as i instructed them to do in case something is needed. I look HD and Lowes and the order for the one we look at was for 2 weeks.

Jason thanks for sharing, they have 2 working plus the small portable electric stove that i provided them. Yes the Tech is coming on Friday.

Pat thanks for reply, we have to give at least 24 hour notices here unless is an emergency.

Ray-N-Pa thanks for your comment, yes i will try to have an extra one , i am making calls to small stores.

plenty thanks for the input, that is a huge price difference, thanks. I will call them to see if they have anything, right now i can't go out due to Covid quarantine.

Robin thanks for sharing, that is why i am trying to do because i know this one even after fix it, is going to continue giving issues, i am trying to replace that and keep it as backup.

Nicole i know, i have my assumptions, English is not their main language, the way the person reply to my text, it was not the way that they normally reply, it seems it was another family member that does not live there, that reply that message... Like i said since they text about the issue and that Sunday in the morning someone of them came down to talk to me but i was sleeping, as soon as i woke up, i came upstairs to follow up. Yes is a glass top electric stove, i called burners, i don't know if that is the proper name for the glass top stoves...

--98.216.xx.xxx




Tenant Stove Not Working (by LordZen [MA]) Posted on: Jan 5, 2022 1:08 PM
Message:

Quick Question, how is Samsung products regarding a Electric Stove? I found one with the same size of the current one 6.3 Cubic Feet (we were living on 2nd floor before, this used to be our stove, we did not move it to 1st floor because 1st floor is gas stove and 2nd is electric).

I found another one, Amana brand 4.8 Cubic feet, good price but the size is going to distort the kitchen lay out, yes right now i just want to replace the stove if possible but i am also considering for the type of rent i am charging them $1,960.00 i should provide something in equal size, or no? That rent for a 3 bedroom is under the 2022 Fair Market Rent in my area for about 200 us. --98.216.xx.xxx




Tenant Stove Not Working (by Sir Walter [NC]) Posted on: Jan 6, 2022 8:42 AM
Message:

LordZen,

Hud Fair Market Rents are set at the 40th percentile of gross rents for standard quality units within a metropolitan area or nonmetropolitan county. If your rent is $200 under that, you are well below the average rent in that area.

I am assuming that you are prviding a standrd quality unit or better. They are getting quite a bargain in rent. Since you are not planning to renew in May, anything you buy now is for future tenants. Look at ads (if any) for compaarable units in your area. Make a buying decision inline with the direction you want to go.

If you are planning to stay at or below HUD FMR, I suspect that you are overthinking the purchase decision with respect to size.

With respect to saving yourself time in the future, look at the reviews for both units to see which seems to stand the test of time. --98.122.xxx.xx




Tenant Stove Not Working (by Sir Walter [NC]) Posted on: Jan 6, 2022 10:37 AM
Message:

LZ,

Lynn's answer this morning in the LL Resolutions for '22 thread provides insgith on servicing stoves and being a landlord in MA.

You have provided them a 2 burner portable electric stove. That is a good workaround while waiting for LG to come around and service the stove that is still under warranty. I assume that that would be acceptable under Massachusetts law.

There should be no need to make any purchase decision until after the stove is serviced.

--98.122.xxx.xx




Tenant Stove Not Working (by LordZen [MA]) Posted on: Jan 7, 2022 12:28 PM
Message:

Sir Walter thanks for sharing, yes my rent is 200 under because at renewal time, the HUD FMR was not updated, at that time we were just 20 US under the FMR. I have to keep it under the FMR due to some work that was done with a City Grant to delead the building, during 5 years i have to keep the rent under the FMR. I do not have much experience, but i can assume that i am providing something more than standard because we fix that unit for us, we were living in it, never thought that we were going to move to 1st floor, inexperienced LL. If i compare my units to others in the area, we are within the best 5 top units.

Yes i was thinking about a new Stove due to comments i have read online about this LG Stove and the comments from the previous tech that fix it, also the new tech that came today provided the same feedback that the previous one did... --98.216.xx.xxx



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