Tenant no cooperating plus taking avantage

[Gary B.]

Hi Fellow investors, I have a tenant who is just moved in. For some reason toilet was leaking and Property manager promptly fixed the issue. She then reported the refrigerator give an electric shock. we promptly replaced with new fridge. She then she reported that fridge and oven both give electric shock, since that day she is not letting us in the property. She has been cancelling appointments last min. Not giving us any time to come into the appointment. 

Please advise how to handle this situation, shall i get a layer because she definitely abusing tenant rights.

Thanks, Gary

[Greg M.]

She is probably mistaking static shocks with electric shock. 

You set the appointment time and you or your PM be there. If the tenant is not there it does not matter. If the tenant does not want to let you in, too bad, use your key. If they block you entering, let them know the police will be called to gain access and eviction proceedings will be started. You are the landlord. It is your property. It is your responsibility to make sure it is in a safe condition. Don't let the tenant tell you what you will do. 

Given the safety aspect of this, you may be able to enter immediately without 24 hour notice.