Garbage Disposal

[nalnk]

What is the name of your state (only U.S. law)? SC

Tenant texted me this morning that the garbage disposal is broken.
I checked the lease agreement (written up by the realtor) and it is checked off that the unit has one.
There is a child in the household....

I spoke with him shortly after his text. I told him that I am looking into the matter and am not sure whether I am replacing the disposal.
I have another townhome around the corner from this unit and we ripped out the disposal.

I think they are dangerous and especially if there is a child ... all kinds of junk can be thrown into it, etc.

How do i know if he didn't throw something in there that it couldn't handle and therefore, it broke.

I told him not to turn it. The sink functions normal without it.

If he really wants it... can i ask him to have it repaired at this cost...

He has cost us a bunch of $ already.. Over used the A/C on numerous occassions causing it to lock up.

 

[Zigner]

What is the name of your state (only U.S. law)? SC

Tenant texted me this morning that the garbage disposal is broken.
I checked the lease agreement (written up by the realtor) and it is checked off that the unit has one.
There is a child in the household....

I spoke with him shortly after his text. I told him that I am looking into the matter and am not sure whether I am replacing the disposal.
I have another townhome around the corner from this unit and we ripped out the disposal.

I think they are dangerous and especially if there is a child ... all kinds of junk can be thrown into it, etc.

How do i know if he didn't throw something in there that it couldn't handle and therefore, it broke.

I told him not to turn it. The sink functions normal without it.

If he really wants it... can i ask him to have it repaired at this cost...

He has cost us a bunch of $ already.. Over used the A/C on numerous occassions causing it to lock up.

Oh jeeze - pry open your wallet and get it fixed. Really.

As to "over using" the A/C...what the heck does that mean? If the A/C locks up after being used, then there's something wrong with it.

 

[FlyingRon]

Crikes, a builder grade disposal runs $50 at the home centers. Your tenant would have a legitimate beef if you started removing appliances that were originally included just because you are too cheap to fix them. Your weaseling about safety isn't going to fly. It is your responsibility to keep all the plumbing fixtures operating properly. That's the state law.

You seem ill-suited to be a landlord, perhaps you should just sell. "Over using the A/C." Give me a break. Wear and tear is part of operating a rental property. It's your obligation to repair things. That money it is costing you is part of doing the business.

 

[PayrollHRGuy]

What is the name of your state (only U.S. law)? SC

Tenant texted me this morning that the garbage disposal is broken.
I checked the lease agreement (written up by the realtor) and it is checked off that the unit has one.
There is a child in the household....

I spoke with him shortly after his text. I told him that I am looking into the matter and am not sure whether I am replacing the disposal.
I have another townhome around the corner from this unit and we ripped out the disposal.

I think they are dangerous and especially if there is a child ... all kinds of junk can be thrown into it, etc.

Your opinion really isn't at issue here. Most homes and apartments have them and if they were chopping children's hands off I'm pretty sure we would have all heard about it.

Yes all sorts of things are thrown in there. That is pretty much what they are made for.

How do i know if he didn't throw something in there that it couldn't handle and therefore, it broke.

I told him not to turn it. The sink functions normal without it.

If he really wants it... can i ask him to have it repaired at this cost...

You don't know. But if you have a plumber replace it they will be able you tell you what broke it. If it was misused then you can charge them for the damage.

When they rented from you they had a working disposal. That is in part what they are paying for.

[OUOTE]He has cost us a bunch of $ already.. Over used the A/C on numerous occassions causing it to lock up.[/QUOTE]

Get ready to replace the A/C as well. I live in the South. My A/C runs pretty much 24/7 for several months a year and it isn't broken.

 

[not2cleverRed]

What is the name of your state (only U.S. law)? SC

Tenant texted me this morning that the garbage disposal is broken.
I checked the lease agreement (written up by the realtor) and it is checked off that the unit has one.
There is a child in the household....

I spoke with him shortly after his text. I told him that I am looking into the matter and am not sure whether I am replacing the disposal.
I have another townhome around the corner from this unit and we ripped out the disposal.

I think they are dangerous and especially if there is a child ... all kinds of junk can be thrown into it, etc.

How do i know if he didn't throw something in there that it couldn't handle and therefore, it broke.

I told him not to turn it. The sink functions normal without it.

If he really wants it... can i ask him to have it repaired at this cost...

He has cost us a bunch of $ already.. Over used the A/C on numerous occassions causing it to lock up.

The unit, according to the lease, has a garbage disposal.
The tenant has informed you that the garbage disposal is not working. This would imply that the tenant uses it, and wants it to be usable. Fix or replace it.

Your personal feelings about the safety and/or necessity of a garbage disposal are not relevant: the unit was rented with a garbage disposal, and the tenant has a reasonable expectation that it should be functional.

Many people have garbage disposals and love them. Some people would have a garbage disposal on their check list of necessary features in a rental unit.

But then, considering you were shocked at the idea that someone in SC would want a working AC, I should not be surprised.

To put it in context: I do not have AC or a garbage disposal. At my previous home, I had both, and could count on one hand with fingers left over how often I used either in any given year. I still think you are *wrong*.

 

[nalnk]

Crikes, a builder grade disposal runs $50 at the home centers. Your tenant would have a legitimate beef if you started removing appliances that were originally included just because you are too cheap to fix them. Your weaseling about safety isn't going to fly. It is your responsibility to keep all the plumbing fixtures operating properly. That's the state law.

You seem ill-suited to be a landlord, perhaps you should just sell. "Over using the A/C." Give me a break. Wear and tear is part of operating a rental property. It's your obligation to repair things. That money it is costing you is part of doing the business.

It's my bad.. for not being clear on the A/C. We installed a new unit prior to him moving in.
In the past, he hasn't replaced the filters (that we supplied) which contributed to the problem of junk building up at the exchange in the attic and because he runs the AC and 60 degrees, the condensation builds up quicker than the condensation can drain away... which is what caused the sytem to shut down resulting in my having to send out a repairman at $100.-

I forgot that i have to be clear here so that i don't get ripped apart ....

I live 700 miles away and i spoke with him and told him i might not be replacing it. He didn't seem upset by it. I have reacted to all of his calls in lighting speed turnaround time.

He can use a coffee can or the likes to scrape his food scraps into it like a lot of us do.

 

[Zigner]

It's my bad.. for not being clear on the A/C. We installed a new unit prior to him moving in.
In the past, he hasn't replaced the filters (that we supplied) which contributed to the problem of junk building up at the exchange in the attic and because he runs the AC and 60 degrees, the condensation builds up quicker than the condensation can drain away... which is what caused the sytem to shut down resulting in my having to send out a repairman at $100.-

Does the lease require the tenant to replace the filters? If not, then that's on you. As to the improper runoff of the condensation...that's on whoever installed the unit, and I can guarantee you that the tenant isn't that person.

I forgot that i have to be clear here so that i don't get ripped apart ....

It doesn't matter. When you're wrong, you're wrong. Your unwillingness to accept your mistakes is what gets you ripped apart.

I live 700 miles away and i spoke with him and told him i might not be replacing it. He didn't seem upset by it. I have reacted to all of his calls in lighting speed turnaround time.

He can use a coffee can or the likes to scrape his food scraps into it like a lot of us do.

You really ought to get out of the business of landlording You suck at it.

 

[nalnk]

Does the lease require the tenant to replace the filters? If not, then that's on you. As to the improper runoff of the condensation...that's on whoever installed the unit, and I can guarantee you that the tenant isn't that person.

It doesn't matter. When you're wrong, you're wrong. Your unwillingness to accept your mistakes is what gets you ripped apart.

You really ought to get out of the business of landlording You suck at it.

Hey Zigner... the least states that they have to change out the filters.

My only mistake is that i'm not clear in my initial post and you all make assumptions.

My only question here was regarding the garbage disposal.

You suck at reading my question at hand!

 

[nalnk]

Your opinion really isn't at issue here. Most homes and apartments have them and if they were chopping children's hands off I'm pretty sure we would have all heard about it.

Yes all sorts of things are thrown in there. That is pretty much what they are made for.



You don't know. But if you have a plumber replace it they will be able you tell you what broke it. If it was misused then you can charge them for the damage.

When they rented from you they had a working disposal. That is in part what they are paying for.

[OUOTE]He has cost us a bunch of $ already.. Over used the A/C on numerous occassions causing it to lock up.

Get ready to replace the A/C as well. I live in the South. My A/C runs pretty much 24/7 for several months a year and it isn't broken.[/QUOTE]
The A/C is only 4 years old.

 

[PayrollHRGuy]

The A/C is only 4 years old.

Mine is older than that and doesn't lock up.

That said, since you added that he didn't replace the filters you provided as per the lease you have a legit complaint there and you should take it up with the tnenet. But the AC had nothing to do with the disposal unit.

 

[Gail in Georgia]

Garbage disposals tend to be a disaster in a rental property (along with ceiling fans and, sometimes, dishwashers).

Sad to say, some tenants stuff everything under the sun into them, causing clogs and breakdowns.

I have a tenant family who has one and is afraid to use it; the end result is that it caused a clog when it rusted shut (!).

Since you have already told your tenant you are not replacing it (and it appears they are not upset about this), not having one does not make a rental unit uninhabitable.

Gail

 

[FlyingRon]

Since you have already told your tenant you are not replacing it (and it appears they are not upset about this), not having one does not make a rental unit uninhabitable.

Gail

It however, is a violation of SC law to not maintain the plumbing fixtures in the rental unit. It would be one thing if there wasn't a disposer there (given the disposition of the landlord, he should remove it prior to renting to another tenant), but the tenants do have the right to expect it to be fixed.

Frankly, I've been a landlord for decades and all my units are equipped as the should have been. Actually, shoving crap into the disposer isn't usually the issue. They can take that. The problem is single guys who use their sinks only intermittently and leave stuff to petrify in the guts so it won't start. Sometimes you can put the wrench in the bottom and free it up, sometimes you have to replace it. I just replaced one on the condo I'm leading. Took me an hour (and only that long because I had inadvertantly put one of the rings in upside down and couldn't figure out why it wouldn't tighten up).

 

[LdiJ]

It however, is a violation of SC law to not maintain the plumbing fixtures in the rental unit. It would be one thing if there wasn't a disposer there (given the disposition of the landlord, he should remove it prior to renting to another tenant), but the tenants do have the right to expect it to be fixed.

Frankly, I've been a landlord for decades and all my units are equipped as the should have been. Actually, shoving crap into the disposer isn't usually the issue. They can take that. The problem is single guys who use their sinks only intermittently and leave stuff to petrify in the guts so it won't start. Sometimes you can put the wrench in the bottom and free it up, sometimes you have to replace it. I just replaced one on the condo I'm leading. Took me an hour (and only that long because I had inadvertantly put one of the rings in upside down and couldn't figure out why it wouldn't tighten up).

I will add something here...

I have had bad luck with garbage disposals lately and therefore gave up fixing mine the last time. Yes, the sink works without the garbage disposals working, but what happens is that every 3 or 4 months the sink backs up because the garbage disposal is not working. Its a pain to get it going again and I guarantee that a tenant is not going to attempt to fix it themselves. Therefore, if the OP doesn't just go ahead and fix the garbage disposal, he will find himself having to pay a plumber on a regular basis to unclog the sink...and it will NOT be the tenants fault.

 

[FarmerJ]

Plan for the time this tenant vacates and have someone remove the disposal and then where the electric switch was to remove the switch and put in a blank cover plate. AS to the a/c Central air units ice up from being set too cold when its very humid SO what you may want to do is to hire a local heating cooling contractor to go there and clean it at least once a year while this tenant lives there and to have that contractor change the thermostat to one that will not go as low as 60 and that should stop tenants from setting it so low that it ices up even if it means that you have to have separate thermostats one for heat and one for cooling!

 

[LdiJ]

Plan for the time this tenant vacates and have someone remove the disposal and then where the electric switch was to remove the switch and put in a blank cover plate. AS to the a/c Central air units ice up from being set too cold when its very humid SO what you may want to do is to hire a local heating cooling contractor to go there and clean it at least once a year while this tenant lives there and to have that contractor change the thermostat to one that will not go as low as 60 and that should stop tenants from setting it so low that it ices up even if it means that you have to have separate thermostats one for heat and one for cooling!

I am kind of guessing that the OP went cheap on the AC unit and its really not big enough to properly cool the place, hence the tenant setting it at 60. I am kind of guessing that if the OP takes your advice the next tenant will be complaining that the AC unit isn't working properly.