So I left a note on my landlord's windshield

[MissMillie]

it says:

Please Please Please
Please Please Please

fix the water heater

Please

today

Please




today is day 18..... I've called practically every other day.

Think the note will shame him into action?

I'm about 48 hours away from moving into a hotel and taking that expense out of my rent... but I didn't want to threaten him w/ that.

[mainegreen]

1. Before you do that make sure you have sent at least one certified letter

and keep a copy of it. If you intend to take steps where you reduce payment on the rent you must make sure that you have a) proof you attempted to inform the landlord b) you waited a reasonable time for them to fix it after you sent proof c) they did not fix it in the time alloted.

You might find it better if after sending the letter, waiting and calling every day, documenting the call, to then replace the water heater yourself and hold that out of the rent. But state laws differ so make sure your state allows you to address the problem yourself.

Good luck!

[IndianaJones]

2. what is wrong with it? does it need replaced? nt.

[MissMillie]

5. I don't know

it needs some part. Maybe a thermostat. He told my son on Saturday that he had the part and that it would be fixed by Sunday.

Sunday made 2 weeks.

This Sunday makes 3.

[IndianaJones]

6. sounds like he's just giving the run-around...

what does the heater do? Run for a while and cut off? Never come on?

[MissMillie]

8. if he hits the reset button

it works for a while and then it shuts off

[IndianaJones]

11. I had the same problem, and I had to replace the thermostat...

The reset button is easy to locate and actuate yourself if you need water immediately. Does the water get extremely hot after the reset button is pushed, and before it cuts off? One thing to double check is the temperature setting. That is fairly easy to locate as well. Sometimes it is nearly impossible to get these guys to perform any maintanence. I have experience.

[MissMillie]

13. I don't have access to the basement

The water does get really hot when he pushes the reset button... but I like really hot water.

[IndianaJones]

16. Then it is most likely the thermostat...

and it stinks that you don't have access. It makes an intolerable situation completely unacceptable. Tell him you have a condition that requires regular access to large quantitities of hot water, and lack of it could lead to an emergency hospital visit.

[Wcross]

7. He didn't say which Sunday?

That is a LONG time without hot water.

[MissMillie]

9. let's just say I've been getting to the gym these past few weeks

and when I'm home and don't have hot water, I boil some and take a bath.

Yes, this is a huge pain in the ass. (Not the boiled water... I temper that w/ some cold water.)

[Wcross]

20. Try checking the water temp with your toe first MissMillie!

I've had to use the same method a couple of times in the past when I rented. The rental had well water and it had a lot of calcium & limestone contamination. It would collect around the heating elements and eventually make them stop working. Sometimes the landlord would wait a couple of days before he cleaned it out.

[fizzgig]

3. day 18?

have you spoken to your landlord (i mean actually had a conversation rather than voicemails)? there is no excuse for having to wait that long to get your hot water heater (or anything) fixed

[MissMillie]

4. I spoke to him twice

All other calls were e-mails.

My son has spoken to him a couple of times.

[EFerrari]

12. Call the city and file a complaint. Then, it's their job to hound

and fine him. That's just ridiculous! If I did that to my tenants, they'd skin me alive.

[NMDemDist2]

14. it may be time to threaten him with the Dept of Public Health

section 410:352

http://www.mass.gov/Eeohhs2/docs/dph/regs/105cmr410.pdf

http://www.mass.gov/?pageID=ocaterminal&L=4&L0=Home&L1=Consumer&L2=Housing+Information&L3=Tenant+%26+Landlord&sid=Eoca&b=terminalcontent&f=tenants_rights_and_responsibilities&csid=Eoca

[MissMillie]

17. I thought about it

until now, things have been genuinely amicable. And I really don't want that to end. I was hoping by saying "please" over and over he would understand how frustrating this is for me, without my having to threaten him.

I think once threats come into play, living there will be difficult.

Then again, living w/o hot water isn't any picnic either.

[IndianaJones]

18. It is amazing that he will trip the reset, but not replace the therm...

it would take no more than 15 minutes. Does he seem mechanically proficient?

[MissMillie]

21. he's an electrician

!!!!!

[IndianaJones]

22. lmao. make that 10 minutes....you gotta play hardball with this guy. nt.

[Wcross]

10. Time for a face to face MissMillie.

Inform him he has 24 hours to get it fixed or you will have it fixed and deduct it from your rent payment. No hot water = inhabitable.

[seemunkee]

15. The fun never stops for you does it?

Is there a landlord/tenant affairs office in the town or county?

[MissMillie]

19. lol

ya know, other than this, things are going really well for me. My son is back under my roof and is really trying to get along with me. He's getting his car back tomorrow (had to have the transmission fixed and he didn't have the money until now), It was a rough financial month, but I made it through w/o going into debt and on the other side things look almost rosy.

dammit! I want my hot water!

[seemunkee]

23. Glad things are improving for you.

I hope you get a chance to take a nice long steamy shower soon.