How would you handle these repair requests?

Question

So, I rent out my basement floors to some friends. We have no lease and it was intended to be short term.  The term has gotten longer, which we're ok with, but now they have some "needed maintenance".

1) I have yet to see it, but they told me that there is black mold on and around the bathroom sink. His solution is for me to entirely replace the sink AND the cabinets that it sits on. My initial thought is to clean with a mold killing chemical and then watch it. Agree?

2) they've had me already go down once to fix slow draining sinks. My thought is that at this point they need to take care of it.  It drained fine before they moved in. My assumption is that sinks don't clog themselves and that it is a tenant responsibility.

3) aside from that there are a couple cosmetic things that never got completed before they moved in. Like a section of crown molding getting painted and a floor strip between two rooms being installed. I figure if it is a big deal I can do that.

What do you guys say? More than anything,  I wanted to get a second opinion so that I could confidently tell my friend that I did it. That way I researcheddar my decision.

Thanks

Ralph Hunter · Answer

I agree. If you are accepting rent, then you have a month to month tenancy and the landlord laws will apply.

Mold, or most likely simply mildew, is going to be a common problem in a bathroom. I have found that a 10% bleach to water in a spray bottle works great. Every couple of days, just spray the surface and let dry. Works like a charm.

Gail K. · Answer

1. Every tenant thinks simple mildew is a bathroom is "black mold". The deadly black mold ship sailed long ago. Go over with a spray bottle filled with hydrogen peroxide and water or bleach and water (the hydrogen peroxide is better at permanently dealing with the issue), spray, wait, show them it's gone. Leave the bottle with them. Hopefully they know how to handle a spray bottle.

2. Buy them a Zip-It (Lowes; under $5) see if it works getting hair and gunk stuck in the sink. Amazing what that little stick can pull out.

Gail

2. Buy them a Zip-It (Lowes; under $5) see if it works getting hair and gunk stuck in the sink.  Amazing what that little stick can pull out.

Gail

Watson Smith · Answer

First - Get a lease signed.  Tell them your insurance company is requesting it. (I use this excuse for everything)

Second - Never rent to friends or family members.

Third - Fix all the issues and just clean the mold.  When you go to unclog the drain make sure you show them what stopped it up the first time.  If its hair from them - joke about the issues and say I'm not coming over to clean up messes that you guys cause. A sink is not made for all this hair.  Remember, these are your friends so you should be able to joke with one another.

Kristopher Windsor · Answer

@Krystian Sosinski - thanks, good to know.

Krystian Sosinski · Answer

Because there is a implied relationship of "tenancy at will." He could be still subject to many of the landlord/tenant laws present in his state, regardless if he has a contract. In fact, some states don't even require you to have a written contracts if the tenancy is less than a year.

Kristopher Windsor · Answer

Yes -- if there is no contract, why do you owe them so much service? Why should they keep paying rent?

Krystian Sosinski · Answer

1) Just treat it with an agent. Educate your tenants about what cause mildew and mold. Instruct them to air out the bathroom after treatment, and to try and prevent creating a moist environment. You can also paint over it after treatment for the cabinets. Reinspect in a few days.

2) As a landlord you are responsible for cleaning the drains. Its better that you do it anyways instead of getting a bill from the tenant for self help. Its probably just a bunch of long hair that has collected. There is a spring like coil tool you can buy if it becomes a repetitive issue.

3) If they request the floor strip to be fixed, then just knock it out on your visit. Otherwise just wait for major repairs till their stay is over. Also might consider replacing the sink cabinets if there is major water damage at that time.

If they plan on staying longer, perhaps you should consider a lease to protect yourself just in case.

Donny Widjaja · Answer

Maybe you can try to use their request for replacing the sink as a leverage to make them sign a legal leasing agreement. Tell them this is better for both of you in the future.

Unfortunately, mold is one of the worst case since it might impact a person's health. If you don't see any sign of mold on the cabinet, then there is no need to replace the whole cabinet.  You can try to convince your tenant that cleaning the mold will be enough and if it come back then you will replace it.

I recently had a mold problem on the bathroom wall.  I called a professional mold remediation company to get their free consultation.  They said the mold is only on a small area, you can just clean it up.  So, I told the tenant the professional company told me that cleaning that area should be safe for you.

Curt Davis · Answer

Part of your issue is your renting to friends and this runs the risk of hurting that friendship.

Sadly with rentals, in most cases you will be asked to make any repairs regardless of how small.  Sounds like you would like for them to move out.

Good luck

How would you handle these repair requests?

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