Some tenants just image repair needed while it is not needed. Just last week, one tenant report refrigerator not work. I ordered a refrigerator from home depot. I asked the tenant permission to go there to check the refrigerator prior to deliver. The tenant said the refrigerator was back to work.

One other tenant said feat is wrong, Then he said nothing wrong with the heat prior for us get there.

I am thinking about $75 charges for each of repair request or they pay $35 more each month.

Can other landlords share their clause on this problem? Thanks.

I am a landlord of over 100 rentals and I'm also a licensed building contractor that also fixes my owned appliances. I do not expect tenants to be able to explain problems to a professional like myself without some coaching. Many of my tenants speak English as a second or third language.

The most common call of desperation from a tenant is a "thing is leaking". I asked where is the "leak" located. Response: In the bathroom. I then ask is it the "toilet, sink or bathtub/shower". Response: it's the sink! Next I have to ask is the water coming out under the sink or from the faucet. Response, the water is leaking from the faucet, it won't shut off.

I then ask is the water hot or cold and then explain how to turn off the water under the sink.

But wait! First I ask them to place a cup under the sink spout and count how long it takes to fill the cup. Either the tenant tell me it's only seconds and not an emergency. Or they say oh it's about 2 minutes, an emergency I must come over -- the exact opposite of an leak and a drip.

Now with the water turned off at the sink, I ask them to wash their hands in the kitchen sink or shower and I will be there the next day to take care of it.

I am a landlord of over 100 rentals and I'm also a licensed building contractor that also fixes my owned appliances. I do not expect tenants to be able to explain problems to a professional like myself without some coaching. Many of my tenants speak English as a second or third language.

The most common call of desperation from a tenant is a "thing is leaking". I asked where is the "leak" located. Response: In the bathroom. I then ask is it the "toilet, sink or bathtub/shower". Response: it's the sink! Next I have to ask is the water coming out under the sink or from the faucet. Response, the water is leaking from the faucet, it won't shut off.

I then ask is the water hot or cold and then explain how to turn off the water under the sink.

But wait! First I ask them to place a cup under the sink spout and count how long it takes to fill the cup. Either the tenant tell me it's only seconds and not an emergency. Or they say oh it's about 2 minutes, an emergency I must come over -- the exact opposite of an leak and a drip.

Now with the water turned off at the sink, I ask them to wash their hands in the kitchen sink or shower and I will be there the next day to take care of it.

I am a landlord of over 100 rentals and I'm also a licensed building contractor that also fixes my owned appliances. I do not expect tenants to be able to explain problems to a professional like myself without some coaching. Many of my tenants speak English as a second or third language.

The most common call of desperation from a tenant is a "thing is leaking". I asked where is the "leak" located. Response: In the bathroom. I then ask is it the "toilet, sink or bathtub/shower". Response: it's the sink! Next I have to ask is the water coming out under the sink or from the faucet. Response, the water is leaking from the faucet, it won't shut off.

I then ask is the water hot or cold and then explain how to turn off the water under the sink.

But wait! First I ask them to place a cup under the sink spout and count how long it takes to fill the cup. Either the tenant tell me it's only seconds and not an emergency. Or they say oh it's about 2 minutes, an emergency I must come over -- the exact opposite of an leak and a drip.

Now with the water turned off at the sink, I ask them to wash their hands in the kitchen sink or shower and I will be there the next day to take care of it.

I am much more concerned about their failure to report a problem than having to send someone out needlessly.

Tenants have a tendency to ignore a slow leak under cabinets until it affects their pocketbook. They don't think about the damage to the cabinets or subfloors or whatever.I've included a clause that any excess damage caused by a tenant's failure to promptly report an electrical or plumbing repair will be responsible for the cost of the repairs and that failure to change air filters monthly that results in repairs to the HVAC system will be billed to them.

Tenants are only able to report what they observe, they're probably not going to be able to determine what is actually wrong. So I would try to determine as Robert J said, if it is urgent or not.

No heat : urgent

leak from water supply line : urgent

leak from drain : not urgent. They can put a bucket or use another sink

fridge not working: not urgent. food will keep cold for a couple days

If urgent < I will take their word and go check it out or send someone

I think the real problem here is you haven't learned how to "triage" maintenance requests yet.

Emergency (Level 1): House is on fire, no heat in the dead of winter, burst pipes and flooding, window/door broken into and the security of the unit is at risk. You want a phone call right away. Document (write down!) what they say happened. Send someone immediately and/or you go over to verify.

Non-emergency (Level 2): the fridge is "out", the door knob is lose, a pull knob fell of the cabinet. This must be reported IN WRITING (no phone calls, no texts, sorry). I will take an email, but I prefer them to use the form on our website because it requires them to answer questions like "When did you first notice this issue?" "When will someone be available for us to stop by?"

Level 1 emergencies require a fast response, but don't go overboard. If the heat is off and it's 20 degrees outside, send your handyman over with 2-3 space heaters and let him check to make sure it's not something simple like a tripped breaker, a clogged filter, or they flipped the furnace switch off. I also have a script of questions I ask them over the phone before I send someone over: "Is the power on in the house? Have you reset the breaker? Do you see a light flashing in the little window on the front of the furnace?"

As a landlord, I feel it is my responsibility to discuss the problem more with the tenant before taking action. In some cases, I go over and take a look myself. Don't assume a tenant should be the one who can determine what is needed.

I want tenants to call me when something doesn't work or it is leaking. But I go and take a look before I call a repairman.

Tenant solution is always "need a new one" when often it is a breaker, a switch turned off, or, one time, it was power off to the entire neighborhood.