What to do with a Property Manager that won't fix broken stuff?

Question

I am renting a townhouse in Houston, TX. I have had numerous issues with the PM not fixing things at all or in a timely fashion. He will only respond to text - not email or phone and no office to call. At first I would call and email when something was broken but when he would never respond I would text him. He will reply and says "confirm your availability to send x contractor" for the repair. I give him several dates/times and then that's the end of it - nobody shows up. I follow up asking what happened and he will ignore me or ask for more dates I am available then the cycle repeats by nobody showing up or they show up hours late. I have taken off work or made other changes in plans several times to meet a repair contractor for whatever was broken at the time and they either show up 2-4 hours late or not at all. Most of these repairs are inconveniences - noises from pipes in the walls, the AC being low on freon and not cooling very well, broken cabinets, etc. I do not have the contractors contact info to confirm or schedule appointments and he will not provide it. I finally got the owner's email address and let him know about the issues with the PM, which I thought would end it but it hasn't. Contacted the HOA and they won't do anything either. What can I say/do to this man that will light a fire under him and stop wasting my time? I was advised by a real estate agent not to withhold the full amount of rent or pay for them myself and deduct it from the rent. It seems like I can do nothing and I am very frustrated. I am a woman and definitely feel like he takes advantage of that fact. My significant other is a real estate agent and he said he would talk to him but what will this do? I am capable of handling my own business but it definitnely seems like men respect and will respond to other men better than women. I am a landlord also and cant imagine treating my tenants this way. Please help!

Account Closed · Answer

Buy it

Jerel Ehlert · Answer

Give notice, in writing, to owner.  If not cured, property code permits breaking the lease, but you must move out.  Find an attorney who represents tenants for better idea of what you are facing.

Cody L. · Answer

Dude, if it's that bad just fix it and deduct from rent.  We don't have that issue come up because we have a pretty big team, but it does happen.  If someone wants to pay $100 to fix something and it would cost me $50 in my own guys labor anyway, I'm fine with it.  Takes it off my plate and they can focus on their other 100000000 jobs. Or if you own properties, live in your own.  Sure you're kicking out a renter that's giving you $x in income, but you're likely paying $x to live where you're at now.

Cody L. · Answer

In Houston the property code does NOT require AC.  It's a common misconception.  You just need screens

Nathan Milholin · Answer

@Danielle Scott I doubt they would write what @Michael Randle is talking about in the lease unless the law specifically says to do so. And I would expect Texas to be more business (read:landlord) friendly. Look at the law, not the lease. I know in many areas that have laws about this, if you have attempted to get your landlord to fix a problem and they do not within a reasonable time-frame, you are legally allowed to pay someone to come and fix it and then deduct the cost from the rent.

JD Martin · Answer

Document your attempts to have legitimate repairs made, and when they're not made, find another place to live. If they sue you for breach of lease you'll have documentation of attempted remediation of issues. Alternatively, if you don't pay at the beginning of the month I'm pretty sure it will get their attention.

Caution: things that are merely annoying may not be grounds for withholding rent or breaking your lease. You may want to consider consulting with an attorney. A good one, with a list of your repair demands, can probably write a demand letter on your behalf for a couple of hundred bucks, which is cheaper than moving unexpectedly.

Greg H. · Answer

Unfortunately, air conditioning is not considered a health or safety issue in Texas.  Heat is but a/c is not

Follow the rules exactly as required in the property code before taking any action

Send a certified letter requesting repairs and demand they be completed in 7 days

If they are not completed, you can make the repairs and deduct from the rent or move to terminate the lease

Danielle Scott · Answer

@michael - I have looked at the lease repeatedly and it doesn't mention anything like that. It is functioning still but not like it should. Just wondering what I can do to get him to take action. Its frustrating being disregarded and my time wasted constantly.

Michael Randle · Answer

If Houston is like Phoenix I know A/C was considered a critical need, health and safety I think was the terms they used. It was even written into law in Phoenix, something like if above 90 degrees or anytime between the months of April and Sept.

That means if the A/C went out they had to treat it like your water isn't working, the only toilet isn't flushing etc. If they didn't get it fixed within 8 or 12 hours they HAD to put you up in a hotel on their dime. I would check and see if you have anything like that in your lease or anything like that is the law down there.

Danielle Scott · Answer

Thanks for your helpful reply Coleen. Most of  the repairs (to me) are more annoyances and inconveniences than major issues. For example, the AC seems to be low on freon and will cool but not well so the house stays warmer than I'd like. There is a loud dripping/popping noise coming from inside the walls that wakes me and the neighbor up at night.  Things like this mostly.

I definitely think he considers me a nuisance but I go out of my way to make his life easy and pay on time. I am a landlord also (different state) and always take care of my tenants promptly. Guess that's what one of the problem is - I'm too nice. I don't know how to get past this? I cant fix these things myself nor should I have to.

This house seems like it was one what was put together quickly and not very good quality so things are breaking pretty regularly. I typically have to contact him 2-3 over the course of 10 days to get something fixed. The most exasperating part is him saying he will send someone so I will clear my schedule and wait for hours with nobody showing up. I have reviewed the lease and am following the proper procedure for requesting repairs. Would you just suggest showing up at his place of business if this continues? It seems a little drastic but I'm willing to do about whatever to not have my time wasted. Don't plan on renewing my lease but have to have some resolution until it's up.