Help with a Tenant dilemma

[Val J.]

I have a dilemma. My tenant called on Sunday and informed that the hot water heater was leaking. I sent someone with an hour an had them to cut off the water to the heater and they also drained the water from the heater.  Here's where I need help. I have a warranty with AHS. I called the same day for a repair. A company called on Monday but told me they couldn't get out until Friday. By the time they called it was late in the evening. After AHS was closed. I called yesterday to ask if they could switch me to a vendor that could get there sooner. I had an EXTREMELY long wait time. The rep. couldn't get a vendor to answer but told me since it was after hours she'd call me today with a new vendor. This didn't happen! So I called again after work and had to wait an hour before a rep came on. The new rep. was extremely helpful. It was noted that I should'v been called but wasn't. She (with her limited powers) tried/is trying to get a supervisor to over ride their usual policy of waiting on a vendor for 48 hours.  I'm supposed to be called by a supervisor sometime this evening. I explained how cold it is here in the DFW area. My hope is that I'll be allowed to hire my own plumber and get reimbursed by AHS. What would you do once this is rectified? Would you give the tenant a break on next months rent because of the inconvenience? 

[Timmi Ryerson]

Rather than paying every month for a home warranty, I suggest that you put aside that same amount of money into a savings account. Then you will have money to pay for repairs when needed.  In most states there is a law that you cannot make a tenant live without hot water or heat for more that 24 hours.  The tenant will have the right to move into a motel and you will be required to pay that bill. There are other remedies that a tenant has including withholding rent or being able to break a lease without penalty.  I am on the tenant's side here. There really is no excuse for not getting hot water or a furnace repaired within a day of being notified of the problem.