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  1. #1
    Join Date
    Mar 2006
    Location
    Auckland
    Posts
    8

    Default Repair and maintenance

    We had a burst pipe last week and I’m organizing replacement of the existing original polybytelen pipework to toilet, basin, shower over bath, laundry, hose tap and hot water cylinder which means opening up floors and walls to gain access to pipe replacement.

    Water damaged floor boards also needs replacing.

    My query is that this exercise is going to be a nuisance to my tenants (they are a very young family who have been paying rent on time), how much of a rent holiday would be fair to both the tenants and myself?

    Your opinions and recommendations would be greatly appreciated. Thanks.

  2. #2

    Default

    I often do half rent while work is ongoing.
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  3. #3

    Default

    I don’t understand this rent holiday while work is being conducted thing.

    in this example a pipe burst it wasn’t the fault of the owner and they’re fixing fast. Why do they need to compensate the tenant?

    had they delayed the fix for weeks and weeks I could understand some compensation but fixing in a reasonable timeframe is enough so no compensation needed.

  4. #4

    Default

    I agree with 'Don't believe the hype'.
    This is on the presumption that the leak was repaired quickly.
    If you wish to upgrade water pipes which I think is a good idea but not necessary then why on earth do you need to compensate tenant?
    Presumably you have already fixed the issue so upgrading plumbing is an advantage to both you and tenant. This will be cost you how many weeks rent to upgrade plumbing ? ? ?
    The tenant will think you are a fantastic landlord if you make it clear to them that you are going to upgrade plumbing pipes because you appreciate their commitment to always paying their rent while they have a young family.
    Remember... they are lucky to have you as their landlord who is prepared to do way more than necessary so they can live in your property.
    If you feel strongly about compensating them, then buy them a swing set for the kids or something that their kids can use and enjoy which will be much cheaper than lowering their rent.
    You are already having to spend a lot of money if you replace water pipes (a good idea) on top of fixing leak so I don't know why you need to compensate them by loosing more money?

  5. #5
    Join Date
    Jan 2012
    Posts
    1,043

    Default

    DBTH, does that go for everything you'd rent? If a rental car broke down and was off the road for a couple days would you expect compensation? As a renter you expect (and should be entitled to) a fully functional product.

    I'd agree that if it was a quick fix of some that needs doing no need for compensation. But by the sound of it this has gone from a fix to preventive maintenance. No reason why it couldn't wait till between tenants. Therefore agreeing to a middle ground with the tenants would be best for all parties.

  6. #6
    Join Date
    Nov 2006
    Location
    Cyberspace
    Posts
    5,793

    Default

    Leave the car and hire another one. Not a good comparison.

  7. #7
    Join Date
    Jan 2012
    Posts
    1,043

    Default

    Quote Originally Posted by Keys View Post
    Leave the car and hire another one. Not a good comparison.
    But you would expect the rental car co. to come up with the other car or suitable compromise. If there wasn't another car available you would expect your rent back for the period you were off the road.

    Same with a rental property. If you dont have full use of the agreed property, through no fault of your own, I think it's reasonable to expect some level of compensation.

  8. #8
    Join Date
    Mar 2006
    Location
    Auckland
    Posts
    8

    Default

    Thanks for the comments, they are very helpful. I think if I want happy tenants, I have to in some way acknowledgethe inconvenience to them. If it was just the plumber coming into fix the pipes, then I would say, no compensation is required. But with the water-damaged flooring needing to be replaced, they are possibly going to have to move out for a bit.
    If we offer them accommodation I think we can maybe reduce the amount, maybe 1/4 to half off. If they have to move out and pay for alternate accommodation, a rent holiday would be fair.

  9. #9

    Default

    Quote Originally Posted by Learning View Post
    DBTH, does that go for everything you'd rent? If a rental car broke down and was off the road for a couple days would you expect compensation? As a renter you expect (and should be entitled to) a fully functional product.

    I'd agree that if it was a quick fix of some that needs doing no need for compensation. But by the sound of it this has gone from a fix to preventive maintenance. No reason why it couldn't wait till between tenants. Therefore agreeing to a middle ground with the tenants would be best for all parties.
    I’m doing exactly what you say in your example. I’m renting a car on our 6 month family holiday next month. If at some point the car breaks down I would expect it to be resolved quickly (same day/next day) if that happens and we don’t have reoccurring issues with the vehicle then I wouldn’t expect any compensation. If the car was off the road for a week and it impacted our trip or caused me to be out of pocket or it regularly broke down I’d want some sort of compensation.

    You can’t expect a 12 month tenancy to never have any issues - thinks break, even relatively new thing can break down.

  10. #10
    Join Date
    Apr 2016
    Location
    Auckland
    Posts
    48

    Default

    Is this something that should be included in the tenancy agreements, is a clause like this legal.... "Should major damage occur to the property the landlord is not responsible for supplying or paying for the tenants alternate accommodation while repairs take place, nor will the tenant be liable to pay for any rent whilst the property is unavailable to live in. As soon as the property is available to live in the tenant will become liable to pay rent again, and may still include contractors on site while finishing repairs are still taking place"


 

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