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garbage disposer - Landlord Forum thread 341231

garbage disposer by TedB (CA) on November 29, 2015 @15:14

                              
We found disposer broken after tenant left. We had to replace it and charged the cost from security deposit. Tenant now complains that if she reported the problem before she left we would have had to fix it so she is complaining in an email. How do you guys resolve this usually?
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Re: garbage disposer by Sara on November 29, 2015 @15:25 [ Reply ]
How was the disposal broken? Did it just wear out or was it damaged by the tenant? It's hard to damage a garbage disposal as most just wear out over time. You cannot charge for wear and tear and this might be the case.
Re: garbage disposer by Patty on November 29, 2015 @15:34 [ Reply ]
Did you charge a depreciated cost for the old garbage disposal replacement or your full cost? If not, your better off returning the cost you charged than losing in court if the tenant files against you.
Re: garbage disposer by Anonymous on November 29, 2015 @18:09 [ Reply ]
Many landlords are no longer installing garbage disposals because they complain that it contributes to sewer blockages and adds to unnecessary maintenance.

Return the cost of the disposal to your former tenants. If the disposal was repairable you should have repaired it. If it was worn out you should have replaced it at your cost. You can not charge your tenants for the disposal anymore that you could bill them for a hot water heater that stopped working. The rent you receive, in part, is to pay for these Landlord expenses.
Re: garbage disposer by Anonymous on November 30, 2015 @07:53 [ Reply ]
When was the last time you replaced it? If not too long ago, yes charge tenant, but if longer than say 5 years or so it may just be old so I wouldn't charge in that case..or at least a depreciated rate.
Re: garbage disposer by Anonymous on November 30, 2015 @16:38 [ Reply ]
A typical kitchen garbage disposer lasts for 12 years. This is an average lifespan calculated by the International Association of Certified Home Inspectors. The calculation is based upon normal wear and tear of the unit and not neglect, overuse or abuse of the disposer.

The landlord did not seek an opinion as to why the disposer failed. Nor did the landlord offer an opinion as to how the tenant damaged the disposer or otherwise shortened the life of the unit. Additionally, the landlord did not disclose the age of the disposer. This looks like a landlord's expense.

Re: garbage disposer by anon on December 1, 2015 @22:14 [ Reply ]
So what. They did not report it for repair. Take the charge to repair from sec dep.

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