Apartment management nightmare

[Thoreau]

So I moved into my own place towards the end of last month. Aside from other issues that I haven't yet had a chance to bring up to the apartment management, one glaring issue has become a bit of a headache.

Short Story: dryer doesnt work, maintenance useless.

Full story:
June 27th, Wednesday - Move In

July 1st, Sunday - Discover dryer does not work. Called front office 4-5 times at approx 1:00pm and was sent to voicemail each time. Called 'emergency maintenance' line and was told that this isn't an emergency, and to contact the front office. Emergency line said they would have the front office contact me, but never did. Walked to front office at about 2:00pm and was told that maintenance is not there and that a work order would be written up for the repairs.

July 3rd, Tuesday - "Completed" work order left on kitchen counter by maintenance stating that breaker is okay now, issue resolved.

July 8th, Sunday - Found dryer to be still inoperative. Contacted front office in person and had another work order written up.

July 10th, Tuesday - Another "completed" work order left on kitchen counter stating that the circuit breaker is bad and will be replaced by warranty. no eta given

July 15th, Sunday - Did laundry drying upstairs in apt 2047 after getting keys from Jake at front office.

July 16th, Monday - Spoke to "TJ" on phone and was told that the DRYER was going to be replaced "tomorrow"

July 17th, Tuesday - No such luck.

July 22nd, Sunday - Did laundry drying upstairs in apt 2047

July 23rd, Monday - Promised by "TJ" @ 10:45 by phone that the repairs would be made today and that the issue isn't the dryer, but the circuit breaker. Claimed that the delay was because the builders were too slow to act on the new construction warranty.

July 23rd, Monday - Came home at 5:10 to find no repairs made. Spoke to front office in person again, and given an excuse about part availability ("maintenance person didn't have the money") Promised that the part would be picked up and installed 'tomorrow morning'

July 24th, Tuesday - Webcam monitoring/motion detection shows no signs of activity
July 24th, Tuesday - Came home from work to find repair still not completed as promised again. Went to front office and was told that it's a good thing I stopped by because they had the issue marked as completed, and that someone will be by 'right now' to resolve this. Still not holding my breath.

How would you folks handle a situation like this? The best part is that after speaking with a friend who is an electrician by trade, I understand that this is a repair job that takes less than five minutes, and involves $10-$15 for the part (dual trip 30 amp breaker thingy.)

Edit: Currently have the following letter drawn up for them to receive today if the repairs aren't completed by the time I get home from work.

"My tenancy began on June 27, 2007, since then I have informed your office that the dryer in my unit is not working, in spite of the fact that your ads do advertise a working washer and dryer in the unit. I have requested, on several occasions, that the dryer be repaired but, to this date, you have failed to complete repairs.

I considered the above situation a material non-compliance with our rental agreement pursuant to A.R.S. §33-1361 (A). If the repairs are not completed within ten (10) days, I will be forced to have the repair work done by a licensed contractor, pursuant to Arizona Revised Statute §33-1363 of the Arizona Landlord Tenant Act. I will then deduct from my rent the actual and reasonable cost of the work. "


Edit 2:
Update: Just got home about 20 minutes ago (approx 5:10pm). Verified what the webcam saw (nothing) and went to the front office. With a smug feeling, I waited for one of the office twits to approach me. Upon asking me 'how are you?', and in front of three prospective tenants, I spoke not quietly to say "Not so good. This is the third or fourth time I have been lied to by this office and maintenance. Are you planning on fixing my dryer sometime before the lease is up in 13 months?"

The office twit then went back to call maintenance and came back a minute later stating "Im glad you stopped in. They thought it had already been completed. Someone will be by in just a minute to get that taken care of."

So here I am. It's now 5:34 PM, and I know the front office closes at 6:00. I am willing to bet Adul's life that I will not see anyone coming by to resolve this.

Edit 3: @ 5:43PM

HOLY #@*$&#$@%$%#$%... they're actually here replacing the breaker now!!! I think I must be on drugs again and seeing things!

6:12pm - Well, the dryer has now been running for about 20-25 minutes and the breaker hasn't tripped. I think this might actually be resolved! I'm still not giving them the key to the vacant apartment back until they beg for it tho.

 

[StartingLine]

Ahhh I love your story

October 15th 2006 - I move in

October 16th - cold water in bathroom very low pressure, causes sink and shower to get quite hot and quite uncomfortable

October 17th - They said someone would be out to look at it

18th - came out, left me a note that a pipe needed to be replaced, rock on

October 19th-July24 2007

Called and stopped in the office half a dozen times, each time they say they will make a work order or the parts are already ordered to fix the issue. They never fixed it and my shower/sink are really hot makes showers almost unbearable for anything over a few minutes. They will not fix it no matter how crazy I get.

Good luck

 

[Adul]

I want pics of their faces when they read this.

 

[Ns1]

//quote
Edit: Currently have the following letter drawn up for them to receive today if the repairs aren't completed by the time I get home from work.

"My tenancy began on June 27, 2007, since then I have informed your office that the dryer in my unit is not working, in spite of the fact that your ads do advertise a working washer and dryer in the unit. I have requested, on several occasions, that the dryer be repaired but, to this date, you have failed to complete repairs.

I considered the above situation a material non-compliance with our rental agreement pursuant to A.R.S. §33-1361 (A). If the repairs are not completed within ten (10) days, I will be forced to have the repair work done by a licensed contractor, pursuant to Arizona Revised Statute §33-1363 of the Arizona Landlord Tenant Act. I will then deduct from my rent the actual and reasonable cost of the work. "
//

awesome, 5* for you

 

[Adul]

Originally posted by: StartingLine
Ahhh I love your story

October 15th 2006 - I move in

October 16th - cold water in bathroom very low pressure, causes sink and shower to get quite hot and quite uncomfortable

October 17th - They said someone would be out to look at it

18th - came out, left me a note that a pipe needed to be replaced, rock on

October 19th-July24 2007

Called and stopped in the office half a dozen times, each time they say they will make a work order or the parts are already ordered to fix the issue. They never fixed it and my shower/sink are really hot makes showers almost unbearable for anything over a few minutes. They will not fix it no matter how crazy I get.

Good luck

Look up the tenant laws in your state. knowledge is your weapon use it.

turn down the heat of the water to make it a tad more bearable.

 

[ThePresence]

I used to manage apartment buildings.
Regardless of what people will tell you, do NOT withold rent. It's really not a good idea. They can evict you for that regardless of your maintenance issues.

What I would suggest is calling management and trying to speak to the manager.
If nothing happens, get a lawyer to send them a letter. That usually works wonders real quickly.

 

[Tiamat]

You seem to know what you are doing. Sounds like a plan! They dont expect people to read up on their rights. Also, make sure you document all other problems as well.

 

[lizardboy]

Originally posted by: ThePresence
I used to manage apartment buildings.
Regardless of what people will tell you, do NOT withold rent. It's really not a good idea. They can evict you for that regardless of your maintenance issues.

You're wrong...I know for a fact there are certain situations in which a tenant is allowed to withhold rent in Texas.

 

[silverpig]

Go get a large gas generator. Pull apart your wall panel and attach the generator. I don't know what will happen exactly, but it'll be good!


disclaimer: don't actually do this

 

[lizardboy]

Originally posted by: lizardboy

Originally posted by: ThePresence
I used to manage apartment buildings.
Regardless of what people will tell you, do NOT withold rent. It's really not a good idea. They can evict you for that regardless of your maintenance issues.

You're wrong...I know for a fact there are certain situations in which a tenant is allowed to withhold rent in Texas.

Texas Property Code §92.056

§ 92.056. LANDLORD LIABILITY AND TENANT REMEDIES; NOTICE
AND TIME FOR REPAIR. (a) A landlord's liability under this section
is subject to Section 92.052(b) regarding conditions that are
caused by a tenant and Section 92.054 regarding conditions that are
insured casualties.
(b) A landlord is liable to a tenant as provided by this
subchapter if:
(1) the tenant has given the landlord notice to repair
or remedy a condition by giving that notice to the person to whom or
to the place where the tenant's rent is normally paid;
(2) the condition materially affects the physical
health or safety of an ordinary tenant;
(3) the tenant has given the landlord a subsequent
written notice to repair or remedy the condition after a reasonable
time to repair or remedy the condition following the notice given
under Subdivision (1) or the tenant has given the notice under
Subdivision (1) by sending that notice by certified mail, return
receipt requested, or by registered mail;
(4) the landlord has had a reasonable time to repair or
remedy the condition after the landlord received the tenant's
notice under Subdivision (1) and, if applicable, the tenant's
subsequent notice under Subdivision (3);
(5) the landlord has not made a diligent effort to
repair or remedy the condition after the landlord received the
tenant's notice under Subdivision (1) and, if applicable, the
tenant's notice under Subdivision (3); and
(6) the tenant was not delinquent in the payment of
rent at the time any notice required by this subsection was given.
(c) For purposes of Subsection (b)(4) or (5), a landlord is
considered to have received the tenant's notice when the landlord
or the landlord's agent or employee has actually received the
notice or when the United States Postal Service has attempted to
deliver the notice to the landlord.
(d) For purposes of Subsection (b)(3) or (4), in determining
whether a period of time is a reasonable time to repair or remedy a
condition, there is a rebuttable presumption that seven days is a
reasonable time. To rebut that presumption, the date on which the
landlord received the tenant's notice, the severity and nature of
the condition, and the reasonable availability of materials and
labor and of utilities from a utility company must be considered.
(e) Except as provided in Subsection (f), a tenant to whom a
landlord is liable under Subsection (b) of this section may:
(1) terminate the lease;
(2) have the condition repaired or remedied according
to Section 92.0561;
(3) deduct from the tenant's rent, without necessity
of judicial action, the cost of the repair or remedy according to
Section 92.0561; and
(4) obtain judicial remedies according to Section
92.0563.
(f) A tenant who elects to terminate the lease under
Subsection (e) is:
(1) entitled to a pro rata refund of rent from the date
of termination or the date the tenant moves out, whichever is later;
(2) entitled to deduct the tenant's security deposit
from the tenant's rent without necessity of lawsuit or obtain a
refund of the tenant's security deposit according to law; and
(3) not entitled to the other repair and deduct
remedies under Section 92.0561 or the judicial remedies under
Subdivisions (1) and (2) of Subsection (a) of Section 92.0563.

 

[Thoreau]

Originally posted by: Adul
I want pics of their faces when they read this.

I don't know that I can help with that, but I'll certainly have pics and video of them should they enter my apartment and *gasp* maybe even repair the issue!

Got the place under webcam surveillance with motion detection, audio, off site storage, the whole nine yards =)

 

[ric1287]

Originally posted by: ThePresence
I used to manage apartment buildings.
Regardless of what people will tell you, do NOT withold rent. It's really not a good idea. They can evict you for that regardless of your maintenance issues.

What I would suggest is calling management and trying to speak to the manager.
If nothing happens, get a lawyer to send them a letter. That usually works wonders real quickly.

yeah calling seemed to work pretty well so far....if its within your stated rights as a tennant, do whatever it takes.

 

[Thoreau]

edit: double post

 

[Thoreau]

There's also a glaring security issue with the door access to the garages, two of three community gates that are never closed (one, admittedly, due to some moron running the gate down with god knows what), door deadbolts that don't have deep enough holes drilled into the door frame, security codes on everything that are left at their default settings...

I could go on for ages. The lack of a working dryer just happens to be the issue that currently impacts me the most.

 

[Thoreau]

Originally posted by: ThePresence
I used to manage apartment buildings.
Regardless of what people will tell you, do NOT withold rent. It's really not a good idea. They can evict you for that regardless of your maintenance issues.

What I would suggest is calling management and trying to speak to the manager.
If nothing happens, get a lawyer to send them a letter. That usually works wonders real quickly.

Aside from some of the other responses to this post, I'll just say that the property manager seems to be there even less than maintenance. That is to say, never.

 

[ThePresence]

Originally posted by: Thoreau

Originally posted by: ThePresence
I used to manage apartment buildings.
Regardless of what people will tell you, do NOT withold rent. It's really not a good idea. They can evict you for that regardless of your maintenance issues.

What I would suggest is calling management and trying to speak to the manager.
If nothing happens, get a lawyer to send them a letter. That usually works wonders real quickly.

Aside from some of the other responses to this post, I'll just say that the property manager seems to be there even less than maintenance. That is to say, never.

Hey, feel free to do whatever you think you have to.
I am just talking from past experience.
I've been at enough eviction courtcases where the tenant claims maintanence issues.
This is mostly in PA, it may be very different where you are.
Do whatever works for you.

 

[Thoreau]

Yikes. And that is why I no longer live in Harrisburg =)

I'm mainly hoping they'll just complete the repair. I mean, it takes all of ten minutes to swap out a breaker. With any luck (not that luck has been with me so far)it will either be done before I get home today, or the letter will prompt them to get it done.

*wishful thinking*

 

[gsethi]

Originally posted by: Thoreau

Edit: Currently have the following letter drawn up for them to receive today if the repairs aren't completed by the time I get home from work.

"My tenancy began on June 27, 2007, since then I have informed your office that the dryer in my unit is not working, in spite of the fact that your ads do advertise a working washer and dryer in the unit. I have requested, on several occasions, that the dryer be repaired but, to this date, you have failed to complete repairs.

I considered the above situation a material non-compliance with our rental agreement pursuant to A.R.S. §33-1361 (A). If the repairs are not completed within ten (10) days, I will be forced to have the repair work done by a licensed contractor, pursuant to Arizona Revised Statute §33-1363 of the Arizona Landlord Tenant Act. I will then deduct from my rent the actual and reasonable cost of the work. "

Get ready to be labeled as a "Bad Complaining Tenant". Also, do NOT put your current place for reference when you decide to move whenever your lease expires.

Also, expect your rent to increase (if they decide to renew your lease) when your lease is due for expiration.

IMO, just try to resolve the situation in a friendly manner. I would REQUEST them to get the dryer fixed asap and keep you updated. Meanwhile, I would ask them for some rent concession for the inconvenience caused to you. If they say NO, then go ahead and send them the above letter.

The contractors/construction people are sometimes a headache to deal with. The contractors will tell the front office that they will do this and this on this and this day and never show up. The front office will only tell you what the contractors are telling them.

 

[txrandom]

Apartments suck, luckily mines not as bad except for a bad toilet.

 

[Thoreau]

Originally posted by: gsethi
Get ready to be labeled as a "Bad Complaining Tenant". Also, do NOT put your current place for reference when you decide to move whenever your lease expires.

Also, expect your rent to increase (if they decide to renew your lease) when your lease is due for expiration.

IMO, just try to resolve the situation in a friendly manner. I would REQUEST them to get the dryer fixed asap and keep you updated. Meanwhile, I would ask them for some rent concession for the inconvenience caused to you. If they say NO, then go ahead and send them the above letter.

The contractors/construction people are sometimes a headache to deal with. The contractors will tell the front office that they will do this and this on this and this day and never show up. The front office will only tell you what the contractors are telling them.

These guys can label me any way they wish. The chances of me actually wanting to renew my lease later on are basically nil at this point anyway.

The method you outline of being friendly, and requesting even a simple callback from them to keep me up to date, have fallen on deaf ears since day one. Even so, yesterday was the first day that I really dug in and reamed them for this BS. I've only got so much patience for their level of stupidity/ignorance.

As far as contractors go, they have on staff maintenance. Their quibble with the builder (the property has been done with construction now for a few months) is their problem. The builder may have obligations to the management of the property, but the management of the property has obligations to me. In no way should I be at the mercy of a 3rd party who is not the least bit involved in the execution of my lease agreement with the property. (Or so goes my theory anyway, hehe.) That said, I certainly do not doubt them that the builders are dragging their feet. The attitude I get from the front office also suggests that the maintenance team is just as worthless though.

 

[Thoreau]

Originally posted by: txrandom
Apartments suck, luckily mines not as bad except for a bad toilet.

Agreed. Unfortunately Phoenix isn't known for having the most affordable real estate market around. Otherwise I would have hauled ass into a nice new house by now. Sure that would have it's issues to, what house doesn't? But at least in the end I am in control with a house.

Perhaps I should move to some random BFE town that's cheaper...

 

[gsethi]

Originally posted by: Thoreau

Originally posted by: gsethi
Get ready to be labeled as a "Bad Complaining Tenant". Also, do NOT put your current place for reference when you decide to move whenever your lease expires.

Also, expect your rent to increase (if they decide to renew your lease) when your lease is due for expiration.

IMO, just try to resolve the situation in a friendly manner. I would REQUEST them to get the dryer fixed asap and keep you updated. Meanwhile, I would ask them for some rent concession for the inconvenience caused to you. If they say NO, then go ahead and send them the above letter.

The contractors/construction people are sometimes a headache to deal with. The contractors will tell the front office that they will do this and this on this and this day and never show up. The front office will only tell you what the contractors are telling them.

These guys can label me any way they wish. The chances of me actually wanting to renew my lease later on are basically nil at this point anyway.

The method you outline of being friendly, and requesting even a simple callback from them to keep me up to date, have fallen on deaf ears since day one. Even so, yesterday was the first day that I really dug in and reamed them for this BS. I've only got so much patience for their level of stupidity/ignorance.

As far as contractors go, they have on staff maintenance. Their quibble with the builder (the property has been done with construction now for a few months) is their problem. The builder may have obligations to the management of the property, but the management of the property has obligations to me. In no way should I be at the mercy of a 3rd party who is not the least bit involved in the execution of my lease agreement with the property. (Or so goes my theory anyway, hehe.) That said, I certainly do not doubt them that the builders are dragging their feet. The attitude I get from the front office also suggests that the maintenance team is just as worthless though.

Have you asked for concession ? If you are not happy and feel like you have given them the chance and they have failed, go ahead and send them the letter via following ways:

Regular US Mail (to front office and main/corporate office)
Certified US Mail (to front office and main/corporate office)
Personal Delivery in Sealed envelope (to front office)

 

[Thoreau]

So far, i havent so much as hinted at wanting any concession in my rent price, which I think is pretty nice of me =)

 

[Thoreau]

Update: Just got home about 20 minutes ago (approx 5:10pm). Verified what the webcam saw (nothing) and went to the front office. With a smug feeling, I waited for one of the office twits to approach me. Upon asking me 'how are you?', and in front of three prospective tenants, I spoke not quietly to say "Not so good. This is the third or fourth time I have been lied to by this office and maintenance. Are you planning on fixing my dryer sometime before the lease is up in 13 months?"

The office twit then went back to call maintenance and came back a minute later stating "Im glad you stopped in. They thought it had already been completed. Someone will be by in just a minute to get that taken care of."

So here I am. It's now 5:34 PM, and I know the front office closes at 6:00. I am willing to bet Adul's life that I will not see anyone coming by to resolve this.

 

[Adul]

Wow the finally did it. Did you even give them the letter.