Rentwise! Chapter Three -- Typical Maintenance Problems

Frozen Pipes and Water Leaks
Managers or tenants of a house or duplex----PAY ATTENTION! The Water Company advises that pipes that aren't buried at least 18 inches underground may crack in sub-freezing temperatures. And just because the pipes didn't blow the first time it falls below 20 degrees, doesn't mean you'll be safe the next time! The frost line depth drops more each time temperatures fall into the teens.

The tenant may be held liable for burst pipes if he was negligent in taking proper precautions, particularly if the landlord warned him to. It's simple: let a small stream of water (the size of a pencil lead) trickle from the faucet located highest in your home. Running water will not freeze. The landlord should make sure that pipes are insulated, and that drafty cracks in the basement are plugged so that it's snug. Outside faucets should be turned off and drained, and wrapped with newspaper or other insulating material.

High Water Bills
When a tenant suddenly receives a huge water bill, the Water Company says "95% of the time, it's the commode." Well OK, the toilet. Bills can mount up very fast, and you won't hear anything but a click when it turns on. Flush 25 times in a row to see if it "hangs up" occasionally because of a worn overflow valve. Sometimes reduced water pressure is your first clue that water may be leaking.

Immediately report to the landlord in writing and be sure to date the note and make a copy! He will get right on it if he's providing the water, but if the bill is in your name, he may not be in a hurry. It depends on his ethics and character. Of course, if you don't report leaks right away, don't expect the landlord to share responsibility for high bills!

The Water Company holds the tenant responsible for all bills when the service is in his name. Their policy is standard for everyone unfortunate enough to be in this double bind: they will only adjust one time in any 12-month period, though that adjustment can be of the two highest bills. They are firm that:

• The leak must be hidden--undetectable by sight or sound.
• The leak must be repaired. Landlord must sign a statement of work done.
• With this evidence, the water company will reduce excess water and sewer charges on 2 bills by 50%.

Septic Tank Problems
Call the Hamilton County Environmental Health Dept. if you experience sewage back-up or stinking seepage in the yard. Of course, report it to the landlord and give him a reasonable time to accomplish this expensive job before filing a complaint against him.

Cosmetic Improvements
Landlords are not required to redecorate, as long as conditions don't threaten health or safety. Your carpet may get shabby and your walls may need paint, but you do not have a "right" to demand new countertops, linoleum or replacement of other items that are beat up but still work. If rent hasn't been raised in a few years, you may want to carpet or paint at your own expense (get permission). If rent goes up regularly but your unit is going down, a neglectful landlord may be taking advantage of you. Don't get psychologically "stuck" in one place, or you'll be open to abuse. Be willing to spend your rental dollars elsewhere!

Some long-term renters are "taken for granted.". . . especially the elderly and disabled. Landlords know they can't easily move, and thus may let the unit deteriorate to a depressing condition. (See Better Housing Commission in Chapter Four.)

Heat n' Air
Landlords in the City of Chattanooga are only required to provide a way to connect a heat source. If heating is supplied, it must heat occupied rooms to 68 degrees (when measured 3 feet off the floor). If the unit came with an air conditioner, the landlord must keep it (and any other appliances that he furnishes) in good working order. If heat costs are high because of air leaks and poor insulation, you cannot force the landlord to make improvements. When it comes to energy costs. . . Let The Renter Beware! Tell the landlord about Rental Rehab loans through Chattanooga Neighborhood Enterprise at 2% interest. He can spend up to $14,000 per unit for modernization and energy efficiency. The City's Dept. of Human Services offers a Weatherization Program for low-income renters which pays for insulation, storm windows, some structural improvements and labor. Landlord approval is required.

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