@Danny Polanski @David P. @Curtis Mears @Scott Mac @Mark Nickoson @Jonathan R McLaughlin @William P. @Leo R. @Henry T. @Drew Sygit
Thank you very much for offering your input. While I really want to kick them out, I decided to hold on and gave them another chance, and myself, because I will have to paint at least two rooms and have an vacancy. You are right, these are legit repairs.
First of all, I don't think real estate is a passive investing, in my OP, I explained that I have addressed nearly all their requests. 1) It's a a big PIA to schedule the repairs. 2) he always sent you LONG emails. even you told him you were out of country and already shared your plan for those requests, no, you have to read another 5000-word email. Today we repaired the outside spigot, deck and cut the dead trees. We are also going to order a new fridge. I want to show you some of the communication that this tenant sent me today. He just keeps pushing buttons. For the outside spigot, he noticed the leaking on 7/12, told me on 7/25 and today we pumped 30 gallon of leaking water from the crawl space. He has been using that spigot even though he told us "it's leaking inside the house". He told me the issues because he doesn't want to be responsible for them, but he still needs convenience.
1) We gave tenant 24-hour advance notice, for deck and access to the crawl space. The contractor was late for the 9am appointment, got to the house at 9:30a. Tenant sent me his first email for the day "Do you have an idea when you/the contractor will be at the house. I had 9:00am from your email, but it's just shy of 9:30 am now." Because he wouldn't let us visit the house without him being there.
2) He sent me another email during the repair.
"Your husband and contractors arrived at the house at 9:45am. They began doing some work on the deck right away.
Your husband called me over to the outdoor faucet and lectured me on freezing and expansion within pipes and implied that any damage to the pipe was my/our fault. I can assure any damage to piping was not our fault; being from further North in xxx, I am very aware of outdoor pipe do's and don'ts during cold weather. That aside, the two outdoor spigots (the one in question and the one on the West side of the house beneath the kitchen), were a part of the end of season maintenance performed on the outdoor sprinkler lines by the company you hired in the late Fall. At the time of their visit, they blew out the sprinkler lines, as well as opened and drained the outdoor water spigots. These had not been used until early in the Summer. In late Spring, I even asked your husband if I should turn on the sprinklers and close/reattach the hose to the outdoor spigot. He advised me not to, provided there is usually a late Spring snow (which he was right, there was). After that, he advised that it was acceptable to run water outdoors again. I did so about two weeks following his authorization due to some concurrent work travel prohibiting me form doing it at the time of notification.
When the contractor went into the crawl space to fix the pipe now, a large amount of water was observed on top of the protective tarps in the crawl space. The contractor guessed it is from the external pipe of issue, though is more concerned with fixing the pipe and cleaning up things at the moment.
Whoever replaced the sprinkler head in the front yard did not secure it properly as it had come unattached sometime during the night, with water pouring over the road when the sprinklers were turned on. I adjusted the buried fitting and replaced the sprinkler head. I will let you know if that does not remediate the issue.
Your husband noticed a lock on the electrical panel and asked for it to be removed. He mentioned occasions where the fire department had visited the house and almost broke the front door down for related reasons (which I certainly would not want). I was advised by an engineer inspecting things in the Fall that I may want to secure the box given children under 13 in the house. Your husband looked on google and found a website that advised otherwise. No problem, the lock was removed immediately (and would have been removed regardless based on your/his request). I also pointed out that I added a (removable) bolt and nut securing the radon fan in the "on" position. It is far more accessible to kids and on more than one occasion, I have noticed it turned off (maybe from our other neighborhood kids). He seemed to think that was acceptable and a good thing to do.
Please confirm receipt."
Also, in one of this long emails in July, tenant did ask the same questions that you mentioned. Those are normal wear and tear that another tenant would cause, too. I thought it's self explanatory since I am repairing them. Oh no, he sent me another email insisting me addressing his question in writing "When you have a moment, can you please revisit the questions that I asked in response to your 7/27/22 email."
