First Crazy Tenant Situation

[MacKenzie Clinton]

We started buying this year and have three properties. One came with tenants, one is mid remodel and one we filled in June on a 12 month lease. So, until now, month 5 of that 12 month lease things have been fine. PM has done monthly inspections and had to stay on their case about keeping the property less junky, but no property damage or late rent.

Cue incident 1. On Friday morning, tenant calls me to tell me that when moving their bed to change the sheets, they found mold. I send handyman over to inspect the situation and he said the mold is literally only where the bed was but he (and tenant) think there might be mold behind the sheetrock and arrange for him to come back Monday (tomorrow) morning to remove the sheetrock, check for moisture behind and replace/repair. PM and myself feel, based on the description, that this mold was probably tenant caused and that we should show up to survey the process a bit and provide tenant with information about mold and airflow, as well as a dehumidifier, and have them sign an addendum to the lease that they are responsible for any reoccurrence of mold that they create via furniture placement etc. I inform them that one or both of us will be there.

Aaand incident 2. Evidently, during inspections my PM has been particularly concerned about the appalling dirtiness of the oven and stove and taught them how to use the self cleaning oven. SO, I get a phone call tonight from the tenant that, because we are coming in the morning, she ran the self cleaning feature *per PM's instructions* and the oven set on fire, and the FD was at the property. Her story is that they ran the self cleaning feature, the oven set fire for no reason, and that the FD says the home is not safely inhabitable for 3 - 4 days, her property has smoke damage, and the stove is "totaled."

This honestly sounds like a load of BS to me. A brand new oven spontaneously set fire for no reason during self cleaning mode, the fire did not leave the oven, but the home is unsafe for four days and her possessions have smoke damage? I told her to leave everything as it was (they wanted to throw away the stove tonight) and that I and PM would be there in the morning to assess the situation. I definitely think they are lying and that they are possibly wanting to pursue me for a few nights of of lodging and damage to their stuff, though our lease is pretty tight in that regard. I left a message with the FD requesting the report.

Okay wise and experienced landlords. Advise me! What do I look for and what do I do tomorrow morning ?! My PM will be a big help, but I want to be prepared myself going in there tomorrow

[Account Closed]

@MacKenzie Clinton

There is an enormous amount of panic and fear about mold and mold remediation in real estate these days.

Here's a Wikipedia article to ease your worries about evil black toxic mold: https://en.wikipedia.org/wiki/Stachybotrys

It's perfectly possible there's mold behind the bed for some crazy reason that's the tenant's fault, although highly unlikely in just 5 months of occupation. Here's what I think is the most likely scenario.

There's a chance that on the other side of the wall there's a bathroom, particularly a tub/shower combo, and water's leaking from there and causing the mold. That would be a real problem and require some serious remediation. Post again with pictures if that's what's up.

Here are two others

It may be a small or spraying leak in water supply piping. It happens.

You may find a plumbing vent pipe in that wall that leads to the roof. The vent might not be properly collared. I've seen vent pipes leak in rainstorms.

If, however, you don't find plumbing pipes in that wall or there's no tub on the other side, just replace the regular drywall with slightly more expensive purpleboard, prime with PVA primer and fortify the paint you use over that with a mildewcide additive. If mold forms again on that wall in that area, something seriously weird is happening. That's when you break out the addendums and whatnot and start lecturing about furniture placement. That will probably never happen, though, because you have a fire situation on your hands now.

"The appalling dirtiness of the oven and stove..." Welcome to landlording! But again, in five months they've turned the clean range into a fire trap?  That's a lot of ugly, sloppy cooking. I suppose it IS possible, but highly unlikely. In any case, if that's what happened, when you open the oven you should see quite a bit of black carbon sitting on the bottom. Get pictures of it if you see it.

Here's what I recommend for tomorrow: you are going into a conflict-laden solution. You've obviously made up your mind that this tenant is crazy. The tenant might honestly feel that you put shoddy/cheap/dangerous equipment into your rental. DO NOT GET OFFENDED. Take lots and lots of pictures, listen to everyone's stories, say nothing, DO NOT DISCUSS HYPOTHETICALS (Well, if it'sour fault, we'll..."), walk away and plan your next move. Definitely get that FD report.

The tenant is probably going to want some certainty out of this mess tomorrow more than you are. Do not give it. You need to investigate this. The tenant might scream bloody murder about the place being uninhabitable. She will quite probably tell you that she was only doing what your property manager told her to do, so none of this is her fault and YOU ARE RESPONSIBLE FOR ALL OF IT. That's her narrative so far.

You are not going to pay for lodging elsewhere, or promise to make restitution if it turns out that the oven burnt up because of your negligence (that's one of the hypotheticals you won't discuss). Your tenant can go stay with a friend or with a relative for a few days if she feels she has to. She doesn't have any friends or relatives? There's nothing you can do "right now."

And walk away. Don't promise to call.