Questions for an Expert Property Manager in LA

[Mark David]

The perfect tenant for years...and then, WHAMMO...they turn on you like a pitbull. Your professional input would be appreciated.

1) The flooring in the kitchen is cracking. Instead of repairing the damage, I offered to replace the whole floor. The 4th burner on the stove broke. Instead of repairing the stove, I offered to replace it. The bathtub is now ugly and chipped. I offered to replace it AND redo the entire bathroom complete with tile and flooring.  

Are you ready for the kicker? I offered that instead of repairing all of these items, that I would UPGRADE and replace and remodel them. My suggestion was that I would be glad to do this during a time when they were on vacation so as to minimize the hassle and stress in their lives: They want me to put them up in a hotel for a few days, instead. (see full response below)

2) I get a call on Saturday night at 7:30pm. The toilet doesn't flush or re- fill properly. I offer to send a repairman on Monday and ask tenant to manually fill the tank so the toilet will flush until we fix the problem on Monday.  Toilet was repaired and is working on Monday night - 2 days later...total cost: $60. 

 Tenant now takes the opportunity to complain that everything in the house is broken and that the place is "uninhabitable". (this is the first I have heard). I ask her to email me a list, which arrives 3 days later...on Thursday. The "list" consists of broken screens, a leaky faucet and a broken kitchen faucet, cracked floor and ugly tub.  I summons the repairman and he is sent the following Monday to repair everything with the exception of flooring, ugly tub and stove burner . I might want to mention, that I had the repairman install a brand new toilet that day, as well.

Please let me know what I should do. 

ME: (to the tenant)

Bia,

I would prefer to replace the entire floor in the kitchen AND the stove burner (instead of repairing it).

As you can imagine, this is quite an undertaking. Do you and Brian plan on going on any vacations? If so, we could arrange to do all this while you are gone AND have the tub replaced as well. What are your thoughts?

Mark

TENANT Response to my suggestion of upgrade offer:

Subject: Adjusting September Rent

Because of the delay in having our toilet fixed, our rent next month should be $1265.
Toilet broke Saturday, July 29. It was replaced and fully functioning on Monday, August 7. That's a total of 9 days without a working toilet. I subtracted one day. So 8 x $55 ($1705/31 days) =$440. I think you'll agree it's reasonable. Please confirm so that we are on the same page.

As far as the other pending repairs (redoing kitchen floor because of cracks and bumps, replacing broken stovetop, replacing range hood fan, replacing bathroom tub), how would you like to arrange for hotel stay during those repairs?

Thanks for taking care of this.

Bia