Electrical Problem

[Tammy]

I have a tenant who sublets her home out of my park. The home was having some electical problems, lights going on and off. The owner called out a repair man. Apparently she let her tenants take care of the problem and told them to have the bill sent to her. I guess they did not get an estimate nor did they find out what exactly was wrong and pass the info on to the owner. When the owner got the bill she went ballistic. She has since called me and informed me that we need to pay for the repairs because the problem was a bad main disconnect and main breaker box leading into her home. There was also a bad plug and cord. I am not sure what that means. I have it in my contract that no one is to have major repairs done without my written consent. What am I responsible for?

[Chrissy Jackson]

When you say you have it in your contract, I assume you mean in your lease. If that is so, then it would appear you are liable for nothing as she did not get your written consent first. This is a situation where it appears the homeowner is definitely in the wrong, but that won't make her happy. Use finesse, tact, respect, but stand firm based on your interpretation. If she threatens lawsuit, remind her of the contract she signed. If you think it is necessary, run it by your attorney, but I have had this same situation several times, have always stood my ground, and have always been right. The residents pay, they grumble, but you must be firm.

[Mark]

FWIW, I wouldn't consider replacing a circuit breaker (which sounds like what was done) a 'major repair'. Your lease should have an exact dollar amount at which point a repair is considered major. Otherwise, it's left open to interpretation as to what major is.