Rental Repairs
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Rental Repairs (by Charlene [NC]) Jul 23, 2024 10:29 PM
       Rental Repairs (by Robert,OntarioCanada [ON]) Jul 23, 2024 11:38 PM
       Rental Repairs (by DJ [VA]) Jul 24, 2024 7:05 AM
       Rental Repairs (by DJ [VA]) Jul 24, 2024 7:07 AM
       Rental Repairs (by Richard [MI]) Jul 24, 2024 7:35 AM
       Rental Repairs (by Ken [NY]) Jul 24, 2024 8:24 AM
       Rental Repairs (by WMH [NC]) Jul 24, 2024 8:48 AM
       Rental Repairs (by WMH [NC]) Jul 24, 2024 8:48 AM
       Rental Repairs (by 6x6 [TN]) Jul 24, 2024 9:28 AM
       Rental Repairs (by PG [SC]) Jul 24, 2024 9:40 AM
       Rental Repairs (by S i d [MO]) Jul 24, 2024 9:51 AM
       Rental Repairs (by Jason [VA]) Jul 24, 2024 10:18 AM
       Rental Repairs (by Oregon Woodsmoke [ID]) Jul 24, 2024 11:23 AM
       Rental Repairs (by Busy [WI]) Jul 24, 2024 3:10 PM
       Rental Repairs (by Robert,OntarioCanada [ON]) Jul 24, 2024 4:50 PM
       Rental Repairs (by Ray-N-Pa [PA]) Jul 24, 2024 5:02 PM
       Rental Repairs (by zero [IN]) Jul 24, 2024 5:36 PM
       Rental Repairs (by Charlene [NC]) Jul 24, 2024 9:58 PM
       Rental Repairs (by Robert,OntarioCanada [ON]) Jul 25, 2024 1:31 AM
       Rental Repairs (by Ray-N-Pa [PA]) Jul 25, 2024 5:57 AM
       Rental Repairs (by Robin [WI]) Jul 25, 2024 4:34 PM
       Rental Repairs (by Ryan24 [MD]) Jul 29, 2024 9:26 AM
       Rental Repairs (by Ryan24 [MD]) Jul 29, 2024 9:26 AM


Rental Repairs (by Charlene [NC]) Posted on: Jul 23, 2024 10:29 PM
Message:

My renters have sent me a long list of repairs, such as a broken tile in the kitchen, a floor vent is needed, nails protruding out of back deck, pressure washing on deck is needed, ground landing off the steps onto the ground is uneven, and several other things. Are these things that a landlord in NC is responsible for?

Thanks for any and all replies,

~Home Owner --24.176.xxx.xx




Rental Repairs (by Robert,OntarioCanada [ON]) Posted on: Jul 23, 2024 11:38 PM
Message:

Most jurisdictions landlord is responsible to keep rental home or rental unit to conform to all building codes which means no loose, missing tiles or uneven floors. Deck must be stable so does not collapse. Steps in deck must be replaced or repaired along nails must not protrude out. Pressure washing deck is cosmetic where if have airless paint sprayer can apply deck stain which will extend life of deck. A floor vent should be replaced as that is safety hazard. If the rent is economically depressed then start repairs then with each repair amortize the cost of replacing floor into rent increase say 60 months where divide total cost into 60 months into rent increase. Being a tenant is the reason why you rent where the landlord does and expected to maintain rental unit or home where with a rent that allows for repairs along keeps everything safe for tenants. For example before a rental unit was rented cleaned out all traps under sinks, check all the plumbing, locks, electrical, appliances, flooring, toilets. So once a tenant moved in everything was working including ac powered smoke, carbon monoxide alarm. In the end have to decide if you want to be landlord or renovate then sell then invest where no additional money is required. I remember I had a apartment building that was hollowed out by rent appeals under rent control then went for above guideline rent increases where the first one 20.45 per cent as there no longer any building code violations where conditional order then the rent appeals ended where one January 5 rental units they moved out then never heard a complaint about rent or anything else as the apartment was completely renovated. Remember even though you spend money on renovations and repairs equity is being built up where one day there is no mortgage. Also money spent on repairs and renovations is where income is reduced then pay less income taxes. Rental income is taxable where keeping low as possible. --216.110.xxx.xxx




Rental Repairs (by DJ [VA]) Posted on: Jul 24, 2024 7:05 AM
Message:

Charlene,

It depends. I'm not referring to NC law, specifically, but to general good management practices.

How long have they been there? What was the condition of these things when they moved in? What are the reasons for the conditions, and the reasons for their concern?

I think that if they just moved in & these things were not noted as problems on the move-in inspection form, you may have an entitled person who feels like they had to "settle" for your place & is not happy there. Offer to let them move now to someplace they are happy.

If these things were all in excellent condition when they moved in a while ago, I would thank them for letting me know some maintenance may be required, and I would go investigate. After making my inspection, they would get a copy of the inspection form that includes my determination of what I saw, and any plans to do repairs (if needed). They will also sign off on it, when the work is done.

> If a tile was broken by them, it can be replaced - at their expense.

> If a floor vent has gone missing since they moved in, it will be replaced - at their expense. If it is just starting to look worn, well, maybe all the ones in your own home aren't all shiny & new either? If it's rusty & rough - your call whether to replace, sand & paint, or replace. It not an urgent or safety issue.

> Nails do tend to pop loose after a while, and I certainly would want to tighten up whatever they are supposed to be holding in place.

> Some folks never pressure wash their decks. Or seal them, or stain them. If it is your policy to go natural, remind/tell them.

> Is it the bottom step that is slightly not level, or the ground that is uneven? If the step has always been that way (maybe just not installed perfectly) remind them it was like that when they moved in and it is not dangerous.( I'll paste below a clause I had in a RA where there were big, surface roots) If the step/landing has become uneven due to rotting or some other real issue - it needs to be fixed.

Clauses:

7. CONDITION AND IMPROVEMENTS. Roomer accepts the dwelling unit in its present “AS IS” condition. Roomer acknowledges the premises are in good, clean order and repair, habitable and free of pests. A "Move-in Inspection Report" is attached to this agreement, which documents the condition of the dwelling unit at the time of Roomer taking possession. Roomer accepts all risks attendant with possession of the premises. Roomer waives any and all claims whatsoever against Landlord based upon the condition of the premises at the time of the execution of this Agreement and Roomer’s possession thereof.

AND

Roomer is aware that some floors in the building, and the ground outside, are not perfectly level, and that there are small steps between some rooms. Roomer & Roomer's guests will be careful while moving about and will not hold Landlord liable for any related trip hazard.

--68.229.xxx.xxx




Rental Repairs (by DJ [VA]) Posted on: Jul 24, 2024 7:07 AM
Message:

As a NC landlord, you need to know what NC law says.

Follow the link in the upper, left area of this page to the NC laws. Read, study, memorize, & apply them to your business.

Come back & let us know how you proceed. --68.229.xxx.xxx




Rental Repairs (by Richard [MI]) Posted on: Jul 24, 2024 7:35 AM
Message:

These seem like pretty minor things. At least they are making you aware of maintenance issues that you really should address instead of never saying anything and letting things get really bad.

When you are there, go through the place and really look good for things needing maintenance and get them all done and ask them if there any other issues.

However,if they are just doing this to avoid paying rent, it's time for them to get the happy clause.

--172.58.xxx.xx




Rental Repairs (by Ken [NY]) Posted on: Jul 24, 2024 8:24 AM
Message:

Things like nails protruding out of the deck need to be dealt with so noone gets hurt, pressure washing the deck is up to you but i would get my guy over there to address it --74.77.xx.xx




Rental Repairs (by WMH [NC]) Posted on: Jul 24, 2024 8:48 AM
Message:

In what context did you get this long list? A new tenant, a rent increase, long-term tenant, etc? --173.28.xx.xxx




Rental Repairs (by WMH [NC]) Posted on: Jul 24, 2024 8:48 AM
Message:

Doesn't really matter, but the story would be nice to know.

Most sound like landlord maintenance issues. --173.28.xx.xxx




Rental Repairs (by 6x6 [TN]) Posted on: Jul 24, 2024 9:28 AM
Message:

As DJ said, it depends.

That said, I would go put my eyes on it, determine what caused it, fix what needs to be fixed, decide what they may be responsible for, if any, and cover the rest.

Buildings require maintenance and inspections. --76.129.xxx.xx




Rental Repairs (by PG [SC]) Posted on: Jul 24, 2024 9:40 AM
Message:

Think about the list as a - Trip and or Falls - that could result in a lawsuit. Such as Protruding nails - loose hand rails - uneven step off landing.

Most of the potential safety related items could be repaired quickly by a good handy man.

DO NOT IGNORE the list. Contact the tenants with some sort of repair plan.

--75.182.xxx.xxx




Rental Repairs (by S i d [MO]) Posted on: Jul 24, 2024 9:51 AM
Message:

I'm a little worried here for you... as a landlord your state, it is your duty to know the law and follow it. What else might be missed? Do you know how and when to return security deposits? Do you know what to do with abandoned property? Are you familiar with the proper process if a tenant doesn't pay rent in full and on time? Many, many questions to be answered, and you need to know the answer before you act. It gets expensive (we're talking thousands of $$$) when you act without knowing, or through negligence fail to act.

Whatever you do with the repairs, get educated on the laws TODAY! "Ignorance of the law is no excuse," as the old saying goes. That's why we get paid the big bucks! (hopefully)

Generally, in my state, those repairs would be up to the landlord and the lease. My lease is clear: DAMAGES are repaired by the landlord but are billed to the tenant. WEAR AND TEAR are repaired by the landlord and are not billed to the tenant.

Nails protruding from the deck would be about the only one cut and dry on the landlord's list of responsibility. That's wear and tear. Broken tile and missing vents are probably on the tenant, if those were properly installed and in good shape during the move in. You have good move-in checklist, pictures, and/or video to prove what the unit was like when they moved in... yes? If not, there's another thing to add to your checklist. Go do a checklist with pictures/video NOW so at least you can document how the unit is today vs. whenever they move out.

Bottom lines: I don't want tenants or their friends/family working on my property. There's liability risk if they get hurt or do something poorly that results in a later catastrophe. It's also up to the LL to know and follow the law. Finally, be sure to address gray areas in your lease. No need to spell out every single thing, but it should be clear that the LL is only responsible for the cost of things that wear out through normal usage. Misuse, abuse, neglect, dirty, broken, smudged, scratched, etc. are NOT normal usage.

--184.4.xx.xx




Rental Repairs (by Jason [VA]) Posted on: Jul 24, 2024 10:18 AM
Message:

It sounds like it’s time for a vacancy so you can do some renovations. --174.106.xxx.xxx




Rental Repairs (by Oregon Woodsmoke [ID]) Posted on: Jul 24, 2024 11:23 AM
Message:

Why do you not want to keep your property in good repair? If it falls apart, you will lose a lot of value.

If there are dangerous conditions and you know about it and don't fix it, you have some serious liability.

Between tenants, I go through my houses and fix every little thing I can find that needs repair and if I have missed anything, I hope the new tenant will point it out so I can fix it.

I suggest that you go over there and take a look. If it is a trip hazard, or a danger like protruding nails, fix it. If it is damage that will get worse if you leave it unrepaired, then fix it now.

If it is cosmetic and a design choice, and you don't want to do it, tell the tenant that you won't be changing that right now.

If it something the tenant broke, then bill the tenant for it, but the things you list do not sound like they are going to be tenant damage. However, you do not know until you have looked and compared to your move-in photos.

A floor vent is needed? Do you just have a gapping hole in your floor with no covering? You really do not want anyone to get hurt because they stepped in that or tripped over it. --76.178.xxx.xxx




Rental Repairs (by Busy [WI]) Posted on: Jul 24, 2024 3:10 PM
Message:

Pretty much all sound like trip and falls/slip and falls, especially washing the deck. I do not like wooden steps/decks because of how slick they can get. Be glad the tenant is bringing these things up, and take care of them quickly. Quality tenants want a quality house. Yes, these are all part of being a landlord. --172.59.xx.xxx




Rental Repairs (by Robert,OntarioCanada [ON]) Posted on: Jul 24, 2024 4:50 PM
Message:

Being a landlord is not a casual operation where action has to taken. Tenants will never spent or do any repairs where anything they have done is done very poorly. How much does a floor vent cost compared to the monthly rent. First before a tenant moves in then everything that needs attention is dealt with. It is like the pre flight inspection before a plane takes off. I took a list from the tenant who complained about the issues with apartment building were as result of rent appeals the previous landlords gave up then sold. After 30 days they made a serious of lies where after renovating and repairing all the issues in the apartment building went for a above rent increase of 20.45 per cent where they lost rent appeals. They claimed that the costs they should not pay for in rent increase where a above guideline rent increase is the cost of repairs and renovations is cost pass through on to tenants. One January five rental units became vacant where one ad rented all five rental units where never heard about rent or complaints. Oh it is not fair that we have to pay for repairs and renovations. After repairs and renovations are done then value of the building increases by over one hundred thousand dollars or more. A rental house or rental building about increasing the equity. Where in life never made money on rent but equity where a mortgage is completely paid off where could live off investments. In there Habitat for Humanity restores then visit a few restores where see if can pick up some building materials and plumbing, electrical supplies. Then file tax return can write off everything off. A rental is business not a charity where it may upset the lunatic tenancy advocate groups as you are accomplishing something. --216.110.xxx.xxx




Rental Repairs (by Ray-N-Pa [PA]) Posted on: Jul 24, 2024 5:02 PM
Message:

Passive income - YES

Active participation - Absolutely

Without knowing the back ground for why the request were made, we can only speculate.. How long have these folks been there? --24.101.xxx.xxx




Rental Repairs (by zero [IN]) Posted on: Jul 24, 2024 5:36 PM
Message:

Busy if you never clean the wood decks and steps the growth and dirt acts great for traction.

--107.147.xx.xx




Rental Repairs (by Charlene [NC]) Posted on: Jul 24, 2024 9:58 PM
Message:

Thank you all for your excellent advice and support. The tenants have been in the home for 14 years. There have been repair requests which I have taken care of quickly. I think I was taken aback, because I raised the rent for the first time in 14 years and all of a sudden they sent me an overwhelming list of needed repairs. Thank you all for helping me to think logically! FYI...I have looked at the issues and have repairs scheduled for next week. Again, I greatly appreciate all the advice and direction. Blessings to all! --24.176.xxx.xx




Rental Repairs (by Robert,OntarioCanada [ON]) Posted on: Jul 25, 2024 1:31 AM
Message:

Costs have gone up where landlords have no control of that. By doing renovations and repairs the value of the house is going up where if ever sell it is easier to sell a move in house than a house that needs substantial repairs. I found it is better to have a metal roof installed as will cost more upfront but since having metal roof on house in 2005 the house next door has gone through 3 shingle roofs. If want house cooler then use a lighter colour along with ridge vent. The seamless metal roof looks great. At the hardware store one metal roof company was giving 40 and 50 year warranty non prorated warranties. Now the rent is closer to market money can be put aside to keep the house safe and maintained. A tenants home is a landlords business operation where never forget that. --216.110.xxx.xxx




Rental Repairs (by Ray-N-Pa [PA]) Posted on: Jul 25, 2024 5:57 AM
Message:

If someone has been there 14 years, and they gave me that list this means two things.

1) Some minor work needs to get done to the place due to normal wear and tear. They are noticing this wear and tear.

2) They have considered moving to a different place, but have also come to the conclusion that it is not cost effective to do so.

So you are probably well below the market rate in rent. Consider this when you talk to them as you do this work. Thank them for being long term residents and doing their part in keeping rents as low as possible.

These request are on the up and up. You need to thread a nettle between upkeep and rental rates. That balancing act isn't always clear cut. It really depends on how you set the expectations. Mike Butler has a great 11 minute video that does a nice job on setting expectation. --24.101.xxx.xxx




Rental Repairs (by Robin [WI]) Posted on: Jul 25, 2024 4:34 PM
Message:

Context means a lot. In my experience, tenant mentality is "If I don't ever complain about anything, the LL won't raise the rent." Well, you just did, so now they feel justified in bringing up issues that you can fix with all the extra $$$ that they're now paying.

Fix the stuff, keep the tenants. Pretty simple. --104.230.xxx.xxx




Rental Repairs (by Ryan24 [MD]) Posted on: Jul 29, 2024 9:26 AM
Message:

The way we look at them is we will go and do an in-person evaluation to look at everything in person. There are a couple metrics you can look at it from to determine if you should do something about such as:

1. Would you want it fixed in their situation or would you be okay with it?

2. How about your spouse?

3. It is posing a danger or risk for you? Trip and fall, injury, damage to something or someone - ie. cracked tile can cut a foot if it has a sharp edge, nails can be stepped on or cut you, if the deck is green it can be slimy or slippery when damp or wet (Ive had that)

4. What would it actually take to fix it with the things that really need done? If its a 10 minute fix while you or someone is there doing other things, why not fix it? It's something VERY minor that you can do to make the tenant happy. There is also a big difference between 10 minutes and 60.

You can also look at options to fix something. One option for the deck might be to powerwash it but maybe you compromise and use the spray and forget - you "treated the deck" (which really will work in 2 or 3 weeks) and it will stay that way for much longer. And it is faster and doesn't require equipment.

For the deck, one option is to put some new screws in while another option is to replace deck boards. One is easy and quick, the other requires a lot more. What is best long term and what will suffice to make the tenant happy? If you are going to be back there in a month with the same problem, maybe take a second thought. --73.135.xx.xxx




Rental Repairs (by Ryan24 [MD]) Posted on: Jul 29, 2024 9:26 AM
Message:

The way we look at them is we will go and do an in-person evaluation to look at everything in person. There are a couple metrics you can look at it from to determine if you should do something about such as:

1. Would you want it fixed in their situation or would you be okay with it?

2. How about your spouse?

3. It is posing a danger or risk for you? Trip and fall, injury, damage to something or someone - ie. cracked tile can cut a foot if it has a sharp edge, nails can be stepped on or cut you, if the deck is green it can be slimy or slippery when damp or wet (Ive had that)

4. What would it actually take to fix it with the things that really need done? If its a 10 minute fix while you or someone is there doing other things, why not fix it? It's something VERY minor that you can do to make the tenant happy. There is also a big difference between 10 minutes and 60.

You can also look at options to fix something. One option for the deck might be to powerwash it but maybe you compromise and use the spray and forget - you "treated the deck" (which really will work in 2 or 3 weeks) and it will stay that way for much longer. And it is faster and doesn't require equipment.

For the deck, one option is to put some new screws in while another option is to replace deck boards. One is easy and quick, the other requires a lot more. What is best long term and what will suffice to make the tenant happy? If you are going to be back there in a month with the same problem, maybe take a second thought. --73.135.xx.xxx





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