Tenant Reporting to City Because of Heat

[Charles W Appich IV]

Hey guys. So I've been house hacking a 100yo quad in Richmond, VA since last February. I have one unit that's given me more trouble than the others. Not sure if its the tenant or just bad luck with the systems in the unit. Here's the timeline:

Nov7 - boiler tuned up for the season

Jan 9 - tenant informs me of her gas bill which seemed high. The plumber did a visual check on the system and did not hear any air in the system.

Jan 22 - Pilot light went out. Plumber flushed the system.

Jan 27 - Now radiators didn't seem to stay warm like the pipes. 

Jan 29 - Plumber replaces valve which was gunked up. Water circulating correctly.

Feb 1 - Tenant informs me that it wasn't warm last night. I go in to check and turn the thermostat up. Wait 90 min and its nice and toasty inside. 

At this point, she asks what credit she will receive for February's rent. I said that I don't think it is justified. I also offered to pay her gas bill for January. She mentions that I missed the deadline to report me to the city and asks me to leave her apt. I hear her scream after I leave yelling some profanity at me. 

WHAT TO DO?!?!

Since she's rented from July, it has been a constant occurrence of above and beyond asks like replacing her bedroom ceiling and oven. Maybe its a mix of bad luck with the unit and tenant? Did I make a mistake not offering a discounted rent? Should I let her break the lease and move out but keep the deposit? 

Thanks for any advice. 
 

[Karen F.]

The heat works.  The tenant is trouble.  Offer to let her out of her lease, and give her back her deposit, and do the dance of joy if she accepts.