Landlord slow to fix problems, how to approach and deal?

Question

He finally called someone to fix the water heater which started going wonky within a month or two (needed to be reset which he showed me how to do) but it became worse (which I mentioned to him) and last month the electricity was over $500 (thermostat malfunction). The hot water caused a drip (which he knew about) to become much worse and now is a steady stream of hot water (the cause confirmed by WH repair tech). But he's using an off-duty union plumber so timing comes into play. Only time he's offered plumber could come was with 10 minutes notice when I was 2 hours away. The leak issue has been over a year now. I have to shut door because sound makes me nuts, but heat causes condensation so I turn WH off at breaker (to save electricity too) but then I have to turn on ahead of time for washing and dishes...

Also oven wildly overheats. I haven't been able to bake for 2 years now (next October -- lost lots of food in that time). He said after sending someone he couldn't afford to fix.

Answer 1

Holy bejezus! Do you have a contract with this guy?  If not, get the h**l out! Document EVERYTHING- when you notified him of problems, what he said, what the repair tech's said, etc.  Once you get out, take him to court.  I'm sure you can get a lot of your rent money back (including your increased electric bill).  If you do have a contract with him, I'm SURE he's violating it in one way or another!

Every state has different renter's laws, but I don't know that any have laws as lax as to allow this!  As for his giving you a 10-minute notice on when the repair guy will be there, ABSOLUTELY NOT!  Most states say you have to have a 24-hour notice that he will come during normal business hours and at your consent on a time (they can't send someone in if you're not home, unless you give permission).

Whatever state you're in, please search  "(your state's) renter's laws" in either yahoo or google.  You'll find your attorney general's website, and all the laws that your landlord is violating.  

Oh, just FYI, I've found the best people to rent from are rental management businesses.  They usually have their own electrician, plumber, HVAC people, etc. contracted to them, as well as being up to par on knowing the renter's laws.  You DO have rights!

I sincerely hope this helps!

**edit**  This guy sounds like he's set in his ways, and there's no good way to reason with him.  Just make sure you're doing everything by the books.  Start sending him CERTIFIED letters (make sure you keep a copy for yourself and save the certification receipt).  The law here (MO) is that he has "a reasonable amount of time" to fix the stuff that needs it, then you can call someone or do it yourself.  Just keep receipts for this as well.  If he has a problem fixing the water issue, you can also call in some building inspectors.  Surely if this has gone on as long as it has, there's mold in the walls, which makes a house inhabitable.  Not only would he be responsible for your excess bills, he would probably be responsible for a part of your moving expenses.  

Oh, and I know it takes MONTHS for you to be legally evicted in MO, especially if you have a child.  They have to give you a 30-day written notice, and then if you don't comply, they have to take you to court to get an official eviction, THEN they'll give you 60-90 days after that.  He can't legally just throw your stuff out, BTW.

Answer 2

Honestly you just need to move.   No agencies will help you, there is no one to "sic" as he is not breaking any laws.

The oven works, maybe not to your liking, but it legally works.

He should have a key to the door, I am not sure why your working 2 hours away has anything to do with the plumbing.

Since it sounds like the hot water heater is inside why not ask him if you can just replace it?    It is easy to do, I can do it myself and I am not exactly Wonder Woman.   They cost about 250.

Answer 3

Send him a certified letter of all the repairs needed.  he then has 30 days to get everything fixed.  If he fails to comply - you can have them fixed.  It must be done by a licensed contractor.  Then you can take those costs off of the rent and show him the receipts.

I don't think you stated where you are - but that is the law here.

Answer 4

Hope you are keeping a good log of these problems and giving him written notice along the way.  Write him again and give him a time frame for fixing the leak and providing a working range/oven.

You may have an agency who helps tenants deal with problems like this.  Check around.

At some point you may need to find another place to live if he won't live up to his responsibilities.

Answer 5

Move.

Sorry, but sometimes the answer is just that simple.