Who is required by law to be present for repairs/service calls?

Question

Hello All,

This is my first post on BP.  I own a condo in Chicago that I rent out.  My tenant started renting May 1 of this year and within a month, heck 10 days, there have been a few things come up.  I'm new to this landlording thing and am getting stressed out about making sure she has a positive experience in my condo.   BTW - I'm a huge DIY'er who is pretty handy.

The condo was built in 1997.  Its in great shape.  Before we rented it for the first time last year we had the HW floors refinished, new paint job, kitchen and master bath remodel and new carpet in master bedroom.  New mechanicals in 2014.  The place looks like a million bucks, TBH.  It didn't really need these updates, but we were going to sell it so we did them.

However, a few things have come up lately with the place and I'm getting very self-conscious about all of it.  Here they are:

My new tenant requested a ceiling fan be put in the master bedroom.  I did that for her.  I think it cost $130.

The P-Trap under the master bath sink was leaking, I repaired that.

The dryer vents needed cleaning, I did that.

The dryer stopped heating (it's an LG from 2014) so I called a place and they said they could come out and fix it DURING A WEEKDAY.  Now, like most people, I work during the day but I took a day off to meet the guy.  After looking at the drier, the guy said he needed to order parts and it would be a week until it would be fixed.  Needless to say, my tenant is NOT happy.  She pays a lot in rent and I feel bad that she won't have a dryer for a week.  I told her I'd knock $50 off the rent for the inconvenience.

I will be taking another day off of work for this.  Here's my question:  Is it appropriate to ask the tenant to be around for repairs or is that 100% on the landlord?  I have to drive 15 miles to get to my place, but she seems like she'd be put out having to wait for the repair person.   Plus, it seems inconsiderate to expect her to take time out of her day to sit around waiting for a repairman.

Any help would be greatly appreciated.

Nathan Gesner · Answer

When a technician repairs the dryer at your home, who opens the door for them? You, or the mortgage lender?

Things break. When the tenant reports them, you respond quickly. You even gave the tenant a $50 break in rent for one week without a dryer. That's awfully generous. My first rental was in 1988 and I paid $800 a month for a crap-hole and still had to walk 3/4 of a mile to wash my laundry.

If the tenant wants the repair made, they can open the door for the 30 - 60 minutes it takes. That's part of adulting.

Frank S. · Answer

Hi there,

Nice questions, here are my two cents,

* Do not provide fans, tenant proof your place. Ready "Landlord on Autopilot" (great book).  However, I feel I need to  provide them on places with space heaters rather than central HVAC and depending on the quality of the rental.  If so,  go LED lights.

If your tenant "wants" a fan - rather than repair or replace due to wear and tear, have her pay for it. The fan stays after she moves. Whatever else she "wants", it's coming out her pocket.

* Don't provide the washer and dryer, provide the connections. Let them buy them or you sell them yours "as is", no warranty whatsoever.  It will be harder for them to move the washer and dryer (tenant retention), you can buy it cheap from them when you move, and you don't have to deal with water damage and clogged vents in the roof (ask me how I came up with that system.... ?) If they get a W/D, have them pay for renters insurance.  Water damage on floors and walls is expensive.

* Access to unit. Get a lockbox installed.  You don't have to be there. If she wants someone to oversee the repair, she can stay home.  She can claim someone stole something, so get trustworthy contractors.

Sure, she pays a lot in rent, but the bank can foreclose on your unit, you are risking evicting tenants and the associated attorney fees, you are taking all the risk.  Will they feel sorry for you?  You are the boss and you are allowing them to stay in your nice place.

Best wishes,

Frank

Lisa O. · Answer

I agree with some of what people said and disagree with other things.  If this is a nice condo, do provide a washer and dryer, good tenants expect it, higher rent would demand it too. Should people start bringing in refrigerators and ranges too?  I wouldn't have installed the ceiling fan, she saw how it was before she rented it.  You earned brownie points for being super nice which can go a long way regarding other issues such as the dryer. If you were there the first time for the dryer, I would ask the tenant if they minded being there during the return visit.  If the tenant works during the return time, it's on you to be there.  It's not the tenant's responsibility to be present for repairs and shame on any LL who states that. You can always ask them, but they don't have to agree. Having no third party there is an invitation for theft accusations. This is literally why people rent as opposed to buying - so they don't have to fuss with repairs, etc.

Who is required by law to be present for repairs/service calls?

Most Popular Reply