State Specific Question About: NEW YORK (NY)

Hello everyone,

I am new to this board. I have avoided this for a couple of years, however now that it is winter, and after having to take a cold shower in my own building, I have had enough. I have a tenant who constantly runs the water along with her teenage daughter. I am talking filling the bathtub, walking away from it while the water runs for an hour + at a time. The bathtub has run over many times. This is done several times a week. It is expensive, careless and a complete disfavor to the environment.

I own a six family rent stabilized building in Queens, New York.

Can anyone give me any sound advice on what I could possibly do to bring this under control?

Both water heaters were emptied out by her last night, which resulted in the cold shower. I have spoken with her on so many occassions, tried to explain the effects her actions have, shown her the electrical box the water was dripping through in the basement ceiling via her overflown bathtub and nothing makes sense to her.

Please help! Thank you so much in advance!

Mandy,

I just hate to do that. They know they cannot get a better rent elsewhere. Recently this area has been "gentrified" and other landlords are charging an arm and a leg for rent. I choose to keep my rents more decent. But I know I am being taken for a ride because I've spoken to her so many times! My water bill is insane. They know that if they left the building, they would be paying at least 40% more in rent.

Just wondering if anyone has any advice for rent stabilized properties. Can I put in a water meter specifically to her apartment so she can pay her own water? Etc?

Do you know an electrician that will come and give you an "estimate" of the costs to put in a new electricl box? If so do that and hit them with the bill. Also, have any floors been damaged? Get an estimate on that too--and she's responsible. Get the cost to install an extra water heater and all the plumbing costs of piping, labor, etc.

Her abuse is:

1) damaging the infrastructure of your property (she doesn't care)

2) cheating others in the building of the services they are paying for (she doesn't care)

3) if evicted, they will be payiing $_____ amt higher rent for the new location, plus the cost of moving, plus the money needed up front (1st month and security) before she gets any return of her deposit--IF she gets any at all.

Do you believe that you can teach a pig to sing?

You avoided confrontation for six years.......how is that approach working for you?

Well I would suggest offering a different approach. I would attempt to train the tenant by using a tool that they can relate too - $$$$$.

If your development is such a bargain, then the threat of eviction will have that much more effect. Also why is it so low? Raise the rates.

I also find it odd that a tub overflowing and your only concerns are the inconvenience of others and the harm to the environment. My first concern would have been damage to my property and inconvenience to my tenants.

Ken, there was an old landlord here who passed away a few years ago. He had a spring fed water supply to a house. The spring house had a pump in it and was on a road up behind the house. The tenants did not know about this pump. If they would get behind

You have EVERY right that when you see/hear this happening to go into the property without notice and shut off the water. It is an emergency situation.

Somehow, someway, get her to pay up. Do exactly what Lynda says above. She owes you all the damages. If she's doing this daily it won't be long before her tub ends up in the basement. Would you rather pay that?

Or for a dinky water heater dedicated so she can run out of her own water? You might be able to install a dedicated water regulator and adjust her water pressure so to fill up her tub would take a lot longer. ( We have one installed in our house, but it regulates from the line coming in from the street. Idk how to dedicate it on just her line). But really--why should you to have to pay for all that?

I'm surprised other tenants aren't complaining about the water situation. When they do, you will have to choose. If you are ticked, imagine how your tenants are feeling. It's not right. You HAVE to do something.

You can ask for all the alternate ideas of things you can do all you want but you said it-- SHE DOES NOT CARE. You have to MAKE HER care- by confronting this situation and charging her. This is not about rent anymore-now it's damages, and possible eviction. She's nuts!

The only thing that will help this tenant is for her

to have to pay her own water bill so it hits her where it

hurts, in the wallet to get her attention. I would

charge her for all damages done from water damage and

clean up plus add extra to her rent for excessive use.

Or give her a move out letter if she still refuses to

I know a evicting a rent stabilized tenant in NYC is hard and expensive but I would probably call an attorney and start the process.

Thank you all for your input. As noted in my original post however I live in NY city. My building is rent stabilized (which I also mentioned). I could have done without some of the nasty comments on here of "sucking it up". Sometimes, as is the case here, the situation is a bit more complicated. I cannot charge her separately for water (I've already looked into this) or increase her rent based on the fact that it is stabilized. This is my primary residence and it would be pointless for me to sell at this point.

Was simply hoping someone had an "out of the box" solution ideally from experience in a rent stabilized unit.

Don't know how it works in other states but here in Downstate New York, the tenant reigns supreme. Very little rights for landlords.