Charge tenant for repair?

Question

I have a pretty good tenant (rent on time, some picky repairs).  When she moved in 2.5yrs ago the stack washer dryer was brand new.  She has broken off the washer door.  It can't be repaired.  I believe that is due to her weight (300lbs) and bending over leaning (supporting herself) on the door.  She has little money.  She will probably stay for 10 yrs as there is nothing cheaper in this area (where she works) and surrounding, cheaper areas are marginal.  What would you do?

Joel Owens · Answer

We have some larger tenants as well in our units.

They will use the stair rail more of a prop when coming down the stairs and a push off when coming up.

Most people do not apply full weight like that on the stairs but use the rail as a guide only with light pressure.

What we did for that tenant instead of wall anchors we used 3 inch steel forged screws and drove into the studs. The step rail isn't moving anywhere now.

Make sure if you add a grab bar next to the washer dryer it is not in a location where a child or an adult could bang their head against it.Also make sure it hits the stud and you don't use cheap wood or drywall screws where the head will break off from the weight.

Yes being heavy is not the fault of the landlord however dealing with the issue upfront is better than a bigger problem later.

Jon Holdman · Answer

Well, first I wouldn't be providing washers and dryers.  What you're saying is that she has destroyed this unit.  It was 2.5 years old.  Not sure what the expected lifetime of these are, but 10 years for a regular washer or dryer isn't unusual.  My lease says appliances are provided for the tenants convenience and are the tenants responsibility.  Now, if it were the fridge or range, I would repair or replace a failed appliance.  If the tenant broke it, I would bill them for it.  For a washer, I would offer to remove the appliance so that she could provide a replacement if she wished.  You really don't need to get into how the door was broken.  Unlike a failed motor or control, a door doesn't just fail.  She has obviously destroyed an appliance you provide for her.  I wouldn't just replace it for free.  When she leaves its coming out of the deposit.  If she wants another one to use while she lives there, she should pay for it.

Account Closed · Answer

and from a different perspective...

is there a spot on the wall nearby where you could install a heavy-duty grab bar? Other areas on the unit might also benefit from a little reinforcement, especially kitchen and bath. You also may want to check on the wax ring on the toilet a bit more often than ordinarily. A sturdier railing on the steps leading into and out of the unit would be good.

Since you suspect that this tenant could very well be a long-term tenant, simple adaptations may pay off in the long run. So, while making adaptations for someone who has possibly/probably self-inflicted their condition may not be everyone's inclination, it may be very practical and cost-effective.

The way to approach any adaptations is to ask her. She might just have suggestions that are simple, cheap, but effective. And, if she knows you are aware and willing to consider changes, she may be more inclined to try not to ruin your unit when you have been considerate. At least that's what I learned in my HR classes in college.

(I would charge her for any items that I installed to adapt for her. Weight isn't a protected class in Wis., and she is a tenant, not my employee.)

Jean

Cheryl C. · Answer

Folks,  I know it's her responsibility.  I've never had a tenant break off a door on a washer.  This is possibly a 10 or 15yr tenant because I don't think she could find a better deal.  Jon, around here we have to provide a w/d in unit because most everyone does.  I think I'll go with a payment plan.  $30/month.  I sent her an e-mail saying that it was not a defect, was user caused and asked her what she thought a fair resolution would be.  I'm waiting to hear from her, then I will take the appropriate action.  All of my leases state that w/d is provided as a convenience to the tenant and LL will not repair.  These are the appliances that are most often broken by tenants.  I don't always follow this.  It depends on the tenant, age of appliance, etc.

Just Don · Answer

I would do a double look and make darn sure it cant be put back on somehow.  Hammer it straight, use bigger bolts,,weld broken iron,,,even if it doesnt 'look' right, long as it works,,,replace when she leaves,,,,she  'knows' what happened.  Worst case is you replace with new and it happens again.  Appliances are made too light for sure tho these days....

Chris Clothier · Answer

I am in total agreement with Jon (and others) and while having a long-term tenant is always a high priority, so is having a tenant that takes care of your property for the long-term too.  In general, we do not provide appliances.  After studying tenant maintenance calls, we found that 52% of the calls we received were minor appliance repair issues.  Minor because the total cost was between $75 and $125 but every single one included a $50 trip charge from appliance repair companies.  That was a huge cost to out-of-area owners.  We did away with providing appliances and the calls went down and expenses went down.  At my company, we would repair and bill or remove and leave it empty, but place a bill against her security deposit.  You cannot stay profitable if you fix things that tenants break or destroy.

Joel Owens · Answer

We provide fridge,stove,dish washer. We repair and do not replace appliances.

We do not provide a washer and dryer.There is a place for hookups but our maintenance guy hooks them up when they move in. The reason is we have found the tenants put the hoses on cockeyed to the washer and then going into the wall. This cause water to leak out of the connections and causes water damage to the ceiling.The washer/dryer is in the hall upstairs on our units.

We have also found tenants will use the cheap rubber hoses instead of the steel braided ones or not have a washer fitting inside the connection which causes a leak.Also if it is an older washer or connections at the wall the threading is older and even if you tighten it will leak.

This is why we use Teflon tape when putting the steel lines on.It fills the imperfections of the threading and stops any leaks at the connection.Another area of leakage is at the discharge hose.If it is not properly clamped at the washer,has an old hose,or where the discharge hose goes into the drain line could cause a leak. We have found that putting an eyelet for the discharge hose into the drain  line keeps the discharge hose from coming halfway out the drain line from the pressure and prevents leaks.

If your washer is on the upper floors and not ground level it is a good idea to have a drain pan or a drain in the floor that is tied into the drain pipe for the discharge hose.Some tenants have older washers and when they go out the water is known to go everywhere.

Steven Hamilton II · Answer

IRS useful life is 5 years.

-Steven the Tax Guy

James H. · Answer

My first reaction would be annoyance at somebbody being so stupid and lazy as to support themselvses on an appliance door, or any door. Compassion is not my strong point.

Do you think replacing or not replacing means the difference between turnover or not? I guess that is the ultimate question. If she's been there 2.5 years and the place is in otherwise good shape, I might consider replacing it if it meant the difference between turnover or not.

I like your idea of a payment plan. I suppose you'd have to draft a contract to exclude yourself from any implied warranties if you finaced the appliance to her. I like Jon's idea of charging the remaining useful life and would consider it as a legitamit reason to take some of the edge off the cost, too.

Cheryl C. · Answer

I tend to agree with you Jon.  One point about weight; people that weigh 300+ and have to get down low enough to empty a lower unit washer will tend to support themselves by grabing the top of the door (speculation).  It not easy to squat at that weight.  This is from someone who weighs 135 at 5'7" and who has never had a tenant pull off a stack washer door.

Charge tenant for repair?

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