Ok fellow LL's, I need some advice or a kick in the rear. I'm not sure which, so maybe you get to decide that too.

I have a MAJOR PITA tenant that I'm so looking forward to sending the non-renewal letter to once the time is up. In the mean time, I get the distinct pleasure to deal with them at least weekly, but sometimes daily. I have spoke about the cost of asprin before and this house has a huge budget for it every month!

So here is the current problem. The fridge is leaking water on the floor. It's rust water. I have gone over and investigated the problem. I have also contacted my appliance repair guy to make sure he concurs. The problem is the drain tube that goes from the freezer to the drip pan below the fridge is frozen over. The solution (direct from repair guy) is to unplug fridge, let the ice in that line melt and then plug it back in. Seems reasonable. I told the tenant this and they REFUSE to accept this. It's my job to fix everything, they pay rent on time (they don't), this is unhealthy living and a book of other stuff I won't bore you with.

From there, I offered to come unplug the fridge so the ice could melt if they weren't able to, but there wasn't really another fix. The ice simply has to melt. Now they want to know why I'm treating them this way and a host of other issues. They don't think it's fair to lose all this food so that the fridge can be open. I told them that coolers and ice was a good alternative for a few hours. They responded with "We don't have any and it's not our problem to do this. We pay the rent on time and it's your job to fix this. You aren't fixing it and we shouldn't have to live this way. Why are you treating us this way?"

Now, the fridge and freezer are both working fine. The problem is that when the defrost runs, it's leaking water out and running on the floor. Obviously I realize I'm coming at this from a major biased opinion at this point. So, I'm trying to figure out what is reasonable here? I own 1 cooler and I'm not willing to lend it to her because of the way she treats her own belongings. I always try to judge things like this as "what is this were my house, what is reasonable?" I would fix this by borrowing coolers from friends/family and opening the fridge up. So, I'm not sure how to proceed here?

Anyone have any good words of wisdom on how to handle this?

razorback_tim - I tried that one time before when this situation came up and ended up melting and re configuring plastic in the freezer. I've been a bit scared to attempt again because of that. It's not a bad suggestion though, so I may end up trying.

I am a licensed contractor and landlord of many rentals. Often when I purchased used refrigerators their drain tubes will clog up causing many issues. Or the evaporator box on top of the compressor will be caked up so water won't dissipate the water and start to leak. Because my tenants pay "rent", they expect propertly working appliances, and they are right!

To resolve these issues, I will clean out the drain tube with chemicals and a long pipe cleaning brush. Making it as good as new. Also I will clean out the evaporator pan on top of the compressor.

If you agreed to provide the appliance and warranted it in the lease, then you're on the hook for providing them with a properly working appliance. A properly working fridge doesn't leak water on the floor, nor should they have to defrost the fridge frequently....maybe once per year, tops. So step 1 is to determine what did you agree to provide them.

As for me? A fridge is $150 from the local appliance resale shop with free delivery and install. Not worth the time and the aspirin bill to mess with unclogging. Buy a new fridge, done.

If you did not agree to provide a fridge, though, and this is a courtesy "you're welcome to use this fridge but we aren't going to fix it" appliance, then simply refer them to your lease where that is stated.

I have also recently gone through this issue (chronic complainer/victim/entitlement mentality) w a similar tenant. It's no fun. My particular brand of pigheadedness doesn't mesh well w that type. For full disclosure, I evicted mine.

That being said, as explained above, it's a super easy fix. You can even take a new piece of hose (take two..one 3/4" and one 1") and just replace it. I would be remiss if I didn't also point out that the tube may be missing.

There is also a chance that the defrost function of the fridge isn't working properly. I think it may be worth your time to take a heat gun and a cooler or two over there, and take the back off of the freezer and see what's going on. Be careful, I assure you that she will be looking to bill you for the "ruined" food.

On my lease it states that the fridge is a loaner and that i'm not responsible for repairs. I am always surprised how many tenants own their own fridge.

Thank you all. I do appreciate the responses.

If you were to replace the fridge, store this one and use it elsewhere.

Many times, I too, have defrosted the frozen water line with a hairdryer. If i is a metal tube line--on high works quickly. If it is a plastic water line, use the low dryer setting. It will take little longer but not melt the line.

You do not need to open the freezer of fridge doors. The cold that is already inside will stay cold for quite a while if the doors stay shut. Nothing shd spoil. The water line to pan is at the back of the fridge and can be heated from outside the back. Them sqauking about ruined food is because they do not understand what it involves. AND, IF the food ever does need to be removed(a good time to CLEAN the fridge/frzr)--use of a simple bucket or dishpan, covered w/a thick bath towel will keep things cold for 1.5 hours. I just defrosted my 30 yr old under counter size freezer exactly that way. Takes a LONG time for something frozen solid to thaw. Even my sherbet was fine.

It is very hard for us to move refrigerator around. I used to pay my contractor $100 to move a refrigerator for me. Now they charge me $50 to move.

Is it a Whirlpool/Maytag? Ones from about 2011 freezer on bottom had a gasket that went bad and needed replacing with a different, redesigned gasket. Should have been a recall issue, but was not.

I concur that it is probably a clogged line. Sometimes you have to remove the bottom of the freezer to get to it completely.

Fix the refrigefator. That is not normal fridge behavior. I've been a landlord for a very long time and I've never had a fridge in a rental or in my own house act like that.

If the fridge runs water out onto your floor, it will ruin your floor.

This might be the first time ever that I've agreed with a tenant, but it is not the tenant's responsibility to repair the refrigerator every time it stops working.

I suspect your repairman is lazy. Drain tube needs to be cleaned out, not just defrosted. Something else is wrong to make the drain tube freeze up repeatedly.

Doogie,

Me? We don’t answer the phone. Service requests by website or text. They can still send lots of messages but they don’t interrupt our flow.

Your frig problem happens. Just be patient and get it fixed even with 3-4 trips.

Part of scaling larger is to keep spare appliances in storage for access at odd hours and holidays.

If I understand your post is really about managing this PITA. Happy Clause, yes. When the next request appears set ot oit a few days amd ask them to make a lost so your guy can take care of everything on one trip. I habe them sign the list and agree this is everything needed. Usually satisfies them.

Sometimes they just want attention, knowing SOMEONE cares a out them.

Sometimes they are lonely and they know you will answer, because you always do. Be slower to respond. Retrain.

Sometimes they feel they are trying ti help you by pointing out problems.

This is where ya gotta have a DREAM bigger than your problems. Folks like this will drag down your attitude.

Fix the frig then “do your job” of taking your wife to dinner!! Or going for a nice top down drive in the cooler night air. THAT’s your REAL job!