Recurring electrical issue: Compensate the tenant?

Question

Hi

2 months ago my tenant let me know that the Master Bed and Master Bath circuit kept blowing. She would have to reset it, and then it would only stay on for a day or two. I had my service go look at it and they found a plug that was arcing. This is a SFR that is only 4 years old. They replaced 2 plugs and put in a new breaker. It took about 5 days to resolve the issue from 1st telling me, to getting it resolved. The lights were off only occasionally and could be resolved by the breaker.

I got another e-mail from her this past Friday saying that the breaker had tripped again, but now it would not reset. No lights at all in MBR and MBTH. I called my handyman service again, they are bringing in an electrician the best I can get them out is Tuesday at 5pm.

So, assuming they fix it tomorrow night, it will be 4 days with no power to these 2 rooms.

Questions:

1. Anyone know what to look for on this? I'm bringing in the experts, but if you happen to know, it would be great.

2. This is really the goal of my post today. Should I as a good landlord, wanting to do the right thing for my tenant, provide them with a discount on rent, a free dinner, gift card, note in the mail, anything?

The lease is pretty vague on this: I just re-read and the only thing I'm obligated to per the lease is to put them up in a hotel if the entire premise is not livable due to some issue that is not their fault. Nothing is specified as to 2 rooms not having power and everything else is working properly.

Thanks!

Patricia Steiner · Answer

To your questions:

1.  My position with the handyman service would be is that it wasn't repaired the first time.  More than likely it's a short circuit or ground fault.  And, I'm embarrassed that I know this...(life happens to all of us).

2.  Your lease doesn't dictate what should happen under these conditions. State law does.  There is an Implied Warranty of Habitability.  Some states give the landlord 3 days for such a repair, others 7.  Most give the tenant the legal right to have it repaired and deduct it from rent.

So-o-o, what to do...be the good guy. If you're in town, deliver some battery powered lights (inexpensive, Home Depot) and maybe a couple of free pizza certificates with another apology for the inconvenience. I would show up with the electrician to make sure the sucker gets fixed and the tenant knows it was a priority of mine.  I'm reluctant to give a rent discount because I want the rent to always be "off the table." But proactively doing something for the tenant is a lot cheaper than the damage a psycho tenant would do under the circumstances.

I expect the tenant to live up to all terms of the lease.  When something goes sideways on my side, I find it serves me/my clients well to fix it (of course) and make it right.

Hope this helps...I love electricity.

Taylor Roeling · Answer

@Garen T. It looks like you've taken all the right steps and hopefully the electrician can solve the issue. I would highly encourage you to do something for your tenant.  The idea of a gift card and a thank you for your patience note would be much appreciated - obviously, it was an accidental incident that wasn't your fault, but you still want to be courteous and have a trusting and respected relationship with your tenant! Obviously, this type of thing wouldn't be in the lease agreement, but it's more of a nice thing to do as a landlord!

Colleen F. · Answer

Before,you go crazy plug the blow dryer in and try to trip the breaker. I Cant give you an explanation from an electrical  point of view but it is often the Blow dryer.   Moderate  level issue if it is the only bath. Minor if it is a second bath.  There are cheap hanging battery operated leds that shed a ton of light, get some for the interm.

Tim Johnson · Answer

Do they have a space heater plugged into this circuit?  Sounds like its drawing to many amps.  Sometimes in master bedroom they have a ton of stuff plugged in, tv, radio, space heater, heating blanket all plugged in and working at the same time and it will blow the circuit.

Check to see what she has plugged in.

Aaron Shearin · Answer

Sound like the breaker is performing as designed and tripping on an overload condition.

You need to trace out the circuit STARTING at the panel and determine how much load is on this circuit. Just because you don't have much equipment plugged in the at the BR and BA that doesn't mean this circuit doesn't support other outlets or equipment in other rooms. If your electrician can't provide this answer then you need a new electrician.

Remember to size your breaker by the wire, i.e. 14 AWG = 15 Amp breaker and 12 AWG = 20 Amp breaker.

Hope this helps

Edit:

The bathroom should be on its own dedicated circuit. I'd recommend a GFIC dedicated, 20A circuit. Pull new 12/2 if necessary and make sure the ground wire is connected.

Bryan Devitt · Answer

There is a chance a rodent chewed the wiring and it is arcing in the wall somewhere. I would compensate them, not much, maybe enough for a really nice dinner out relative to the rent they pay

Anthony Wick · Answer

@Garen T.

How many bed/bath unit? They have another option to shower/use bathroom, without a candle or flashlight? At most, it’s a minor inconvenience. Seems strange though that they keep blowing circuits. Hair dryer shorting that out? I’m no electrician but it sure doesn’t sound like you’re treating the right problem.

Garen T. · Answer

Hi @Scott Mac.

The breaker is only 2 months old at this time. It was replaced with the troubleshooting so unless they go bad after 2 months, I don't think that is it.

They have almost nothing on in the rooms. Cell phone is plugged in one outlet. A turned off hair dryer in the bathroom. A turned off fan in the bedroom. That's it.

Scott Mac · Answer

Hi Garen,

Circuit breakers can get weak over time.

If it's that, an electrician can replace them easily.

It's also possible that the resident may be overloading the circuit and trying to pull too many amps.

Good Luck!

Recurring electrical issue: Compensate the tenant?

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