Repairs - Landlord Forum thread 346747

Repairs by ED (NV) on July 25, 2016 @09:17

I have a tenant that since he moved in , he had always ask for repairs even the most little things, let's saying going to the detail. I had all the repairs always done.
I thought , this tenant it is too picky but may be it means he will take good care of the place so let's have all repair, keep him happy and he would renew the lease .
Contract state that he is responsible for small repairs and maintenance and for the front and back yard. It is an understand contract from Nevada and there are all the same.
He renew the contract for 7 months.
And Asked me to have a new folding door for the laundry because keeps braking , so I did.
The handyman not only change and install a new laundry door but did small repairs that should had been his upkeep.
The handyman took photos of a few things :
one of the bedrooms door had been completely destroy at the bottom by the dogs.
the door from the garage to the house had been broken, It looks like he lost the keys and just broke the door to go in.
all the grass from back yard is dead. You know here is a big deal we are in the dessert, if they don't take care the grass died, to replace it it is too expensive.
Also I got a letter from the city about the weeds in the front yard, the letter state if it does not take care it will be a fine of $120 . he knows that and he promised the will take care of it.
my question is :
I had been asking a photo of the front yard with no weeds to send to the Office Marshall to show had been taking care, he said he would do but he doesn't and he does not send me the photo, nor he answer me, so what shall i do with this problem?
and second how should I handle all the other problems of repairs? I do not want him to be mad with the handyman who send me the photos, but Should I send a friendly reminder of the things he should to do or wait when he leaves and take if from deposit?
my issue is that deposit will not be enough for all dead grass in back yard and the rest.
i would appreciate your help
thank you

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Re: Repairs by June (IL) on July 25, 2016 @13:44	[ Reply ]

Get RID of this destructive, complaining, PITA ASAP!!! Bill him for all repairs due you as per your lease. Do you have his deposit? He owes YOU for all the monies you spent on his destruction and that of his animals. Why do you accept animals? They all do damages.

Re: Repairs by Garry (Iowa) on July 25, 2016 @14:44	[ Reply ]

First, do not go there to do ANY repairs till the T is completely out. Next, go there just to take care of the yard so you won't get fined, and that is IT. YOU are going to have to start taking care of the yard, til you get in new tenants again, whenever that mat be. Tell the T, in a letter, you will be charging his deposit when he moves out, for all the repairs and the lawn care you have to do. Your T has shut down, and all he is doing is causing more and more damage, and then expecting you to come and fix it. He could care less if you have to take care of the lawn, as long as HE does not have to do it. I agree with June. He needs to move. 2 months before his lease is up, send him a letter, both regular and certified, that you are not renewing his lease, and he must move out on whatever date the lease ends. From now on, only do M2M leases like I do, so you can get rid of a tenant in a fairly short amount of time, rather than have to wait another 6-7 months for the lease to end.

Re: Repairs by AnonymousFL on July 25, 2016 @15:26	[ Reply ]

Do you have any language in your contract regarding how a tenant is to take care of repairs that are not minor? If I were you in your situation, my lease would state that any repairs that the tenant feels are not minor should be reported to management. Once management approves that they will pay for non-minor repairs, they can be done (arranged by the tenat or you, whatever you prefer). Also, any non-minor repairs the tenant has done without prior approval will not be reinbursed. There will always be that grey area where repairs could could be minor or major depending on who you ask. You will need to decide somehow. Then, there are also those times when a seemingly minor repair turns out to be major, so how is the tenant to deal with that at the time? Personally, I am not a fan of having tenants arrange for repairs to be done. I would much rather use workers that I trust will do the work right. As for the repairs already done, I would tell the tenant that he will be responsible for the damages the dog has done as well as any minor repairs. Put it in writing and add the charges to his account/ledger. If you think you may not have made the whole repair procedure clear enough from the start, for good relations, you may want to cover some or all of the minro repairs (but not the dog damage), but that is your call. As for the grass, your butt is on the line with the city, so be prepared to do the work if it is not done, but if you gave the tenant a deadline, charge him for the work if it is not done by the deadline. The good thing about picky tenants is that most do tend to look after the rental very well. There are also picky tenants that are lazy and just want the landlord to do everything. We keep the former and not the latter.