What to do when shower isn't available to tenants?

Question

Curious to what other landlords do in this situation as I'm still a newbie and haven't come across it, until now. Had a pipe underneath a tub crack and the tub itself has rusted through so it leaks down below to the lower unit. Trying to get plumbers to fix it asap or replace the tub but it's challenging especially on weekends. As is the tenants can't really shower because then it would leak onto the tenants below (goes right to the shower/tub area in lower unit which currently has no ceiling because the plumber cut it out to replace the pipe). It may be days until we can get it resolved. Do you credit them rent, put them up somewhere so they can shower? I feel like I can't really tell them not to shower for a few days.

Louie Gabriel · Answer

I would plan on ripping out the shower and correcting the problem the first time. No use investing in a band-aid temporary coverup. I would sit down with them and tell them your plans for fixup. Then spring on them that the rent will be going up with the upgrades.  I'd then put them in a hotel while the shower is being repaired. The hotel bill would be cheaper than turnover.

John Minock · Answer

@Scott Lyons call 10 plumbers. It is not a hard job and will be done quickly. Typically you will pay a little more for weekend work but it is worth it to get it handled right away. Of the 10 plumbers you will find 1 or 2 that will be able to get the work done.

Pat L. · Answer

Sounds like the old cast iron waste pipe is on its way out. I had to replace all the waste pipe in a 2 story SFR due to one leak after another. Took me a weekend & I left all the old cast iron pipe within the walls & ceiling cavities. It was NOT a fun job.

I quoted $4200 to replace the cast iron water & waste pipes in ranch & they jumped at it after several others quoted them. Took me 2 days but all easy basement access..

Scott Lyons · Answer

I wish it was as simple as calling a handful of plumbers and getting it fixed. We've had multiple plumbers out and they all tell us different things. The last one on Saturday fixed part of the issue then left us with a drain that had holes due to corrosion and said he couldn't fix it. Referred us to a cast iron specialist who we can't get a hold of. Hoping to just have it reglazed but even then they can't get out until Thursday.

I'm 99% sure they aren't renewing the lease (one of them may be moving out of state). Was hoping to get it to that point then fix once and for all when it's empty but that is too far away. I think a credit may be the way to go.

Kar Sun · Answer

I have it in my contract that in case something like this happens and then list the number of days within which they can expect fixes and it is usually several weeks. I also do have more than one shower in my properties so this is typically not an emergency. Anything else than make the property uninhabitable is a true emergency and I always have it as a priority to fix. Nowdays people can buy portable AC and heaters or I can provide them so there are only a few situations then property can be uninhabitable. I own A class properties.

Aigo Pyles · Answer

It can be fixed within hours once the repairman arrives.

Mark F. · Answer

@Scott Lyons I've offered to pro-rate/credit the rent for the day(s) that the shower was out of service as long as it can be done within 2-3 days. I feel this is more then fair for a short term inconvience, as @Nathan G. mentions they are still able to use and enjoy the rest of the house.

Scott Lyons · Answer

Thanks for the great feedback. Tenants definitely care and have been complaining about it, even though we are doing everything we can to fix it. The are likely moving out in a few months anyway, so would love a temporary fix that lasts until then which we can then replace. But if we can get a permanent fix in that costs more we'll do that it just takes more time.

Nathan Gesner · Answer

Putting them up in a hotel is expensive and unnecessary. Would you move your family into a hotel room just because your shower went bad? The shower makes up less than 10% of the functional purpose of the apartment. Your tenant can still safely watch TV, cook dinner, use the toilet, brush their teeth, sleep, etc. Their only limitation is the tub/shower and it's only for a few days. A reduction in rent would be 10% of rent (or less) prorated for the # of days the shower is unavailalbe. On a $1,000 rental, you're talking about $30.

Start by talking with the Tenant to see if they even care. Maybe they only shower once every couple days. Maybe they work out and shower at the gym. Don't give away hundreds of dollars before determining if a problem even exists and then be reasonable about the value of that inconvenience.

My local rec center sells "guest passes by the day. It costs $10 per day for full access to the facility (workout rooms, pools, sauna, showers, etc.) but I buy them in packs of $10 for a discount (they have no expiration). I give the tenant a couple of those and they have a clean, secure place to shower while repairs take place.

I've had tenants ask me to put them up in a hotel, but my response is that the lack of a shower is a short-term, minor inconvenience and doesn't justify abandoning the rental completely. 99% of them accept the guest passes or just use a shower from a friend/relative.

Pat L. · Answer

at least you have tenants that shower ... when one of ours cracked the tub we used a fibre glass patch & resin on it until we could replace it completely...worked like a charm.

What to do when shower isn't available to tenants?

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