Can the Landlord Specify the Repairman?

Question

Say a tenant breaks something that they are on the hook to pay for.  In this example, let’s say their kid flushed some objects down the toilet that requires a plumber to fix.  As the tenant is expected to pay for the damage, does the LL have any say in which plumber they use, or is it at sole discretion of the tenant?

Mindy Jensen · Answer

@Kris Langlois , the property belongs to the landlord, not the tenant. The landlord should have the right to have it repaired by someone they know is competent, rather than someone they have no experience with.

Jason D. · Answer

@Kris Langlois my lease give me the say in all maintenance and repair requests. In fact, my lease states that the tenants can not hire a 3rd party to do any work on the property

Thomas S. · Answer

Tenants can hire contractors after they buy the property.

Scott P. · Answer

My lease doesn't allow the tenant to repair unless the repair is less than $25 (think towel bar coming loose and just needs screw turned).  My lease requires tenant to pay for repairs under $25 - but in over 20 years I've never had to require a tenant to do that.

I wouldn't let the tenants hire the contractors because if the tenant didn't pay I suppose the contractor might put a lien on the property.  I'm the guy w/experience hiring repair folks and contractors.  So I have the final decision.

With that said, I would have a discussion w/the tenant and let them have input on the plumber and the cost if the tenant was paying for the damage.  I've always found that the money changes hands easier if the payer has control, or as much control as possible.  I'd also only hire a State licensed plumber.

And with that said, if the tenant has moved and this is coming out of the deposit then I'd hire any licensed plumber I wanted to hire at a reasonable price.  In my area, the letter after move out deducting the damages will hold up in my experience.

Finally, I try hard to work with the same contractors over and over.  My life is easier when I can pick up the phone and make a call and they all know me and send me invoice for a fair price - or call to get my approval if they encounter something that in their experience is odd and pricey.  For me this is especially important for property that is out-of-town.  Those relationships take some time to develop but are worth it to me.

Jennifer Soelberg · Answer

To the best of my knowledge, the only case I can think of when a tenant can hire a 3rd party to repair something is if it is a danger (water/gas leak etc) and the landlord does not respond within 24 or 48 hours (which I think depends on the state). In that case, they can hire someone to fix it and then send you the bill.

Matthew Paul · Answer

Landlord calls his contractor , tenant pays bill . NEVER let the tenant hire anyone . If the tenant doesnt pay them the landlord could be stuck with a huge bill

Kris L. · Answer

Excellent, thanks for the replies.

Can the Landlord Specify the Repairman?

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