|
|
 Bulls Eye
Posts: 6443
   
Location: Oklahoma | anyone know how long a landlord has to replace a hot water heater that blew?
UPDATE 11/6: Land lord finally called about 3:45 yesterday. Said she scheduled the plumber. The plumber called us at 5pm yesterday asking to come look at it. The land lord told him our heater was just leaking, not that it quit working. Thankfully we know this plumber. We sent him pictures of the dimensions of the water heater, etc... he was at our house this morning at 7am to start replacing it. Love that the land lord told him it was only leaking and that it wasn't a big deal... but, it's now getting fixed.
Edited by TwistedK 2014-11-06 8:22 AM
|
|
| |
|
  That's White "Man" to You
Posts: 5515
| I dont know the law, but that really sucks, especially this time of year. Hopefully it gets fixed soon. |
|
| |
|
Bulls Eye
Posts: 6443
Location: Oklahoma | Whiteboy - 2014-11-05 11:29 AM I dont know the law, but that really sucks, especially this time of year. Hopefully it gets fixed soon.
yeah... it wasn't fun last night when I went to bathe the kiddo.... |
|
| |
|
 Namesless in BHW
Posts: 10368
Location: At the race track with Ah Dee Ohs | TwistedK - 2014-11-05 11:30 AM Whiteboy - 2014-11-05 11:29 AM I dont know the law, but that really sucks, especially this time of year. Hopefully it gets fixed soon. yeah... it wasn't fun last night when I went to bathe the kiddo....
http://realestate.findlaw.com/landlord-tenant-law/a-tenant-s-rights-to-landlord-repairs.html
According to this, landlord must supply hot/cold water. So he needs to get that hot water heater fixed pronto!
Edited by total performance 2014-11-05 11:58 AM
|
|
| |
|
Elite Veteran
Posts: 963
Location: Deep in the heart of Texas. | Depending on the state I believe in Texas I THINK they have 24 to 48 hours to replace it. I know I lived in New Mexico and rented a house from an older lady and our hot water heater went out and she wouldn't replace it my husband at the time offered to buy it and put it in if she would take it out of the rent well she wouldn't so we ended up moving out. |
|
| |
|
Elite Veteran
Posts: 1034
| What state are you in? |
|
| |
|
 Friendly horse swapper
Posts: 4122
Location: Buffalo, TX | I have rent houses in Shawnee and the law says it has to be fixed immediately...it's the landlord's responsibility to insure a livable premise, and that means heat and hot water at all times. There's no reason they can't have a hot water heater replaced today... |
|
| |
|
Bulls Eye
Posts: 6443
Location: Oklahoma | We are in Oklahoma. I am not happy right now... I feel grimy, dirty, and I really just want a shower (yup, I'm throwing my sucker in the dirt). I noticed it last night at 7pm when I went to give my daughter a bath. We called our land lord right away. She said she would call around today and get some quotes for replacing it. As of noon right now, my husband has left her 2 voicemails and I've sent her a text asking what is going on and when we can expect the heater to be replaced. So far, she hasn't gotten back to either of us. Her solution was heating water on the stove and filling the bathtub. I said that's not acceptable nor feasible for 3 people. |
|
| |
|
 Expert
Posts: 3782
Location: Gainesville, TX | My husband is an attorney and we rent. It has to be as soon as possible, usually 24-48 hours, especially if it is getting cold. If it's summer based on 'reasonable' clause (less need) they may get closer to 48-72 hours, but winter a heater and/or hot water are considered absolutely necessary. Lots of tenants have sued and won over the lack of a livable premise in these issues. |
|
| |
|
 Undercover Amish Mafia Member
Posts: 9991
Location: Kansas | I always thought it was within 48 hours? |
|
| |
|
 Elite Veteran
Posts: 1062
Location: Probably On the Road to the Next Barrel Race! | I've been a landlord for 12 years in TX. I do my best, but rarely can i get a plumber out the same day someone calls, usually takes till the next business day. As far as suing goes, in TX that would be absolutely fiscally ridiculous to hire an attorney or even go to small claims court. She should be able to get it done by tomorrow morning...remember, we are at the mercy of the schedules of our plumbers and handymen...I hope she's not dragging you around, but she is not a magician, either. If it had been your OWN house, you still would have to take off work, go to Lowe's, and wait on the plumber. Be reasonable. |
|
| |
|
Bulls Eye
Posts: 6443
Location: Oklahoma | CrossCreek - 2014-11-05 12:15 PM I've been a landlord for 12 years in TX. I do my best, but rarely can i get a plumber out the same day someone calls, usually takes till the next business day. As far as suing goes, in TX that would be absolutely fiscally ridiculous to hire an attorney or even go to small claims court. She should be able to get it done by tomorrow morning...remember, we are at the mercy of the schedules of our plumbers and handymen...I hope she's not dragging you around, but she is not a magician, either. If it had been your OWN house, you still would have to take off work, go to Lowe's, and wait on the plumber. Be reasonable.
I completely understand this. My frustration is she hasn't even called us yet today to let us know what is going on. We have left messages/text messages to just see what is the plan of action. |
|
| |
|
Elite Veteran
Posts: 1034
| Yes, give it 48 hours. Then if no response get it replaced yourself and take it out of the rent (keep your receipt). |
|
| |
|
Friendly horse swapper
Posts: 4122
Location: Buffalo, TX | Here's the law in Oklahoma...I would put a written notice on her door right now and then get it fixed yourself today and deduct it from the rent like the law says... - Utilities: If your landlord doesn’t supply heat, running water, hot water, electricity, gas or any other essential service, you must give him WRITTEN NOTICE of the problem and then you may:
- -End the rental on WRITTEN NOTICE; or,
- Arrange for the service yourself and deduct the cost from the rent; or,
- Sue for the difference between monthly rent cost and what it is worth (without the gas, etc.); or,
- Move during the time the service is off and not pay rent for that period.
|
|
| |
|
 Special Somebody
Posts: 3951
Location: Finally horseback again.... | Texas has a Tenants Rights Handbook that outlines what is required of landlords and how the tenant should contact them in case of an unresolved issue.
Hot water is considered a minimum housing standard, same as heat.
Check your states laws, I am not sure if they are the same as Texas. |
|
| |
|
 Warrior Mom
Posts: 4400
| We fix ourselves and then deduct it from the rent. I give a copy of the receipt along with the rent check. Easier to fix the little things ourselves than wait on them. I realize a water heater isnt a "small thing" like when our roof was leaking I had to wait on them to get it fixed took about 2 weeks before I saw anyone fixing it. |
|
| |
|
 Swiffer PIcker Upper
Posts: 4015
Location: Four Corners Colorado | Been there done that, We heated water up on the stove for baths. |
|
| |
|
 Elite Veteran
Posts: 972
Location: Texas! | I went a week without hot water, heated water on te stove to bath with it was terrible. |
|
| |
|
Extreme Veteran
Posts: 464
| I have rental property. Here, only a plumber can buy a hot water heater. I can slip over to Tennessee, and buy one. Not sure about where you are. Your landlord, may very well be at the mercy of a plumber. I have driven to Tennessee to get them a few times, just to keep the peace. I now keep an on demand hot water heater on hand, to bypass the water heater with. Saves me trouble, and keeps the renters happy. Then its not quit as big of a deal waiting on a plumber. I am slowly getting out of rental property. It is one of the biggest PITA that ever existed. |
|
| |
|
Miracle in the Making
Posts: 4013
| Bigfoot - 2014-11-05 4:05 PM I have rental property. Here, only a plumber can buy a hot water heater. I can slip over to Tennessee, and buy one. Not sure about where you are. Your landlord, may very well be at the mercy of a plumber. I have driven to Tennessee to get them a few times, just to keep the peace. I now keep an on demand hot water heater on hand, to bypass the water heater with. Saves me trouble, and keeps the renters happy. Then its not quit as big of a deal waiting on a plumber. I am slowly getting out of rental property. It is one of the biggest PITA that ever existed.
where do you live that you can/t buy a hot water heater, lowe and home depot ace hard whare
|
|
| |
Folks on-line