Landlord Responsibilities on Repair

[Erwin U.]

Hello, Frequent visitor to this forum to learn about landlord for the last few years and have a few rental properties in DFW area. However, this time I need some feedback from other landlord. I understand that landlord is responsible to repair anything that related to health, safety and habitability of the tenant and the property. 
There is an existing long term tenant with one of the property that I acquired last year.  However, in the past few months tenant have comes up with lists of repairs and request. 
I have made most of repair/replacement such as: install new toilet flapper at multiple toilets, repair stuck window blind that never been fixed since she moved in, replace multiple Closets door ball catch that stuck, blocked Dishwasher air gap valve due to build up dirt from dishwasher. But I refused to install water filter to the refrigerator that doesn’t equipped with filter and was provided “as is” for tenant to use by previous landlord/owner per lease. 
This weekend tenant ask me about shower rod in one of the bathroom  that fell down to be repaired, but I declined the request because I never provide/supply shower rod with other tenant/properties. However, I don’t know the history about this particular shower rod. 
Tenant were upset with my respond and ask me what is my responsibility to provide/repair as landlord. Tenant argument is they have to provide and repair everything. 
Fellow landlord, do you have any suggestion or feedback? Thank you in advance. 

[Michele Fischer]

The new tenant is probably pushing to see how accomodating you will be as the new owner.  Give a mouse a cookie... if the unit is not at market rent, it should be adjusted to reflect your responsiveness to repair requests.
This is how our renatal agreement reads, if it is helpful:

18. Operation, Maintenance, Storage, Alterations to Premises: On a continuing basis, tenant agrees to:

1. Keep premises in a clean, neat, and sanitary condition; no parking, storage, or accumulation of debris on lawn or yard.
2. Dispose of all rubbish, garbage, and waste in a clean and sanitary manner – at reasonable intervals – and assume all costs of extermination and fumigation for infestation caused by tenant; not feed straying pets or animals; not temporarily host pets.
3. Properly ventilate and operate all electrical, heating, plumbing, fixtures, doors, windows, locks, and appliances. No portable kerosene/gas/incense burning; limit candle burning; no excessive odorous chemicals/sprays/vapors; restrict toilets to biological waste and tissue paper; keep drains clear
4. No BBQ’s or open fires in units or under eaves, canopies, porches.
5. Pay for, replace, or repair in a landlord-approved manner, all items (including doors, windows, locks, smoke/CO alarms) damaged or made inoperable during occupancy; correct or repair plumbing and fixtures clogged or broken by misuse or neglect.
6. Report all plumbing/roof/waterleaks, and all mold, code, and other hazardous conditions to landlord/agent within 48 hours to avoid charges for presumptive damages and/or increased utility cost caused by lack of timely reporting to landlord.
7. Not deface, damage, impair, or remove any property, facilities, fixtures, wiring, equipment, and appliances; not install TV/radio antennas, decorations, not other equipment without landlord/agent approval; not exhibit any signs, advertisements, notices, or other lettering. For any installations, landlord/agent may assess a fee to cover removal costs.
8. Not make unauthorized alterations, climb ladder/roofs, paint/wallpaper, change fixtures, install flag poles, or run dangerous equipment.
9. Agree that Any improvements made by tenant shall become the property of the landlord at the conclusion of this agreement.
10. Not alter, rekey, or install any locks or any burglar alarm system to the premises.
11. Warrant that any approved work or repairs performed by the tenant will be undertaken only if tenant is competent and qualified to perform it, and the person performing the work will be totally responsible for all activities to assure they are done in a safe manner which will meet all applicable statutes. Tenant further warrants that he/she will hold the Landlord free from harm, litigation, or claims of any other person.
12. Not store non-operating vehicles, nor boats, RV’s, motor cycles, trailers, firearms, equipment, tools, hazardous materials, liquids, paints, fuels/oils or chemicals on premises without landlord/agent approval; no waterbeds
13. Not install a swimming pool or any other water feature where the water is eighteen or more inches deep. No trampolines. Swings or climbing sets need prior landlord permission.
14. Notify Landlord in advance if Tenant will be away from the premises for fourteen or more consecutive days. During such absence, Landlord may enter the premises at times reasonably necessary to maintain the property and inspect for needed repairs.
15. Maintain reasonable peace and quiet with other tenants/neighbors and pay for any caused damages therein; no fireworks; No disturbing TV’s, sound systems, musical instruments, or other disturbing activities; No fireworks of any kind. If Tenant or guests have a police report written up, Tenant will be assessed a fine of $50.00 per incident, at landlord discretion.

19. Landlord Responsibilities: Landlord will at all times during the tenancy keep the premises fit for human habitation, and shall in particular:

1. Cultivate, care for and mow surrounding grass, lawn, flowers, and shrubbery
2. Maintain the premises to substantially comply with any applicable code, statue, ordinance, or regulation governing the premise
3. Maintain the roof, floors, walls, chimneys, fireplaces, foundations, and all other structural components in reasonable good repair as to be usable and capable of resisting normal loads
4. Keep any shared or common areas reasonable clean, sanitary, and safe from defects increasing the hazards of fire or accident
5. Provide a reasonable program for the control of infestation by insects, rodents, and other pests at move in
6. Except where the condition is attributable to normal wear and tear, make repairs and arrangements necessary to put and keep the premises in as good condition as at move in
7. Provide reasonably adequate locks and provide keys to the tenant
8. Maintain all electrical, plumbing (main lines), heating, and other facilities and appliances supplied by Landlord in reasonably good working order
9. Maintain the unit in reasonably weather tight condition
10. Provide facilities adequate to supply heat and water and hot water as reasonably required by the tenant