Sorry if this issue has been discussed here before, but how do you handle the cost of repairs for things that go beyond normal wear and tear? Things like clogged sinks and toilets, broken closet door handles and rods, etc.

I own 20 apartment units, and I've been pretty lenient up until now, but over time things start to add up. Sometimes it might amount to a few hundred $$ a month. I am fed up.

Do you give your tenants a "freebie" the first time they call in with a repair and then bill them back after that? I worry that they won't report things and the place will be a disaster when thy move out. Also, I'm not sure of which repairs would be mandated by law to keep the units 'habitable'.

The tenant mix is working and lower middle class, so they have little extra income to hire their own tradesmen. Also they would resist paying an invoice I sent them, so I would likely have to deduct from their security deposits to get the cost of the repairs back.

Thanks for your opinions!

Pete

What does your lease say? That's the question.

If the damage is due to negligence I will charge them otherwise we pay. Frankly, I try to avoid doing anything that will make the tenant reluctant to report a problem. It's my experience that tenants only call when it either inconveniences them or it's costing them money i.e. a toilet that keeps running.

Thanks for asking this question. Here is "my" answer. A landlord has to be pretty savvy and not install "junk" that will break a tenants first touch!

If a sink clogs, you should have snaked out all fixtures before the tenancy so you know it wasn't going to be a combination of your new tenants hair and your old tenants junk down the drain. Then after a snaking, you should have provided drain screen to catch hair. This way a tenant can do their part and keep the water flowing.....

Also I provide my tenants a HomeDepot special toilet drain plunger and show them how to use it. So if they clog up a toilet, they can fix it themselves. A good plunger cost between $10 and $20. A lot less than a service call from a plumber. (I am a licensed plumbing contractor myself).

As for curtain rods or mini-blinds, I make sure they work and won't come down with a tug....

Peter S,

Great question!

Another sad case of Wimpy Lease-itis! This is an everyday occurence and MUST be spelled out in a proper lease.

When we were going under during the Great Recession I finally realized how much work I was doing because of resident damage. Most LLs pass it off as "cost of doing business". But *I* did not break that window, or chew those mini-blinds with MY teeth...and after a few years of trying we finally convinced the judge "it's not MY dirt" at move out.

My lease is clear: it defines wear and tear as the normal aging of a material thru normal use with normal care and cleaning over the entire lifespan of that material. Scratches, gouges, bumps, scrapes, rubs, chips, marks, crayon, marker, stains, rust, spills, urine, feces, hard water film build up...(the list goes on!) is NOT normal and is the resident's responsibility to clean and repair. Standard Cleaning and Repair prices on shown on a full page, single spaced in my lease, based on $50 per hour plus materials and mileage.

It's also VERY clear that the home was in perfect condition at move in and must be returned in perfect condition, ready for the next resident.

When I started spelling that out and reminding folks at move out, we now get MANY of our homes back with nothing to clean or repair, just poke a sign in the yard.

Let it slide the first time? No. That teaches them the exact opposite of what you want. We get what we allow.

Don't be a wimp:) It is what it is. If they broke it they need to either replace it, fix it, or pay YOU to do that.

BRAD

Take Brad's advice if you want to be rich. If you don't want to be rich, then don't take Brad's advice.

Fix. Bill. Collect or Evict.