Who's handy with hot water heaters?

Yes, it is a landlord's issue, but I'm not getting much response, and I feel kind of petty complaining that I don't have enough hot water. Kind of like he'll say "Well at least you have some!" and hang up.

It is a heater for my apartment only, not shared with other units. It appears to be fairly new, but the labels are yellowing a bit, so probably not a spring chicken. I will try to find more details on the heater. If the elements aren't too expensive for it, I'll pay for and replace them myself. It's worth it, I hate lukewarm showers.

confuZion3 wrote:

carzan wrote: This same scenario has happened to me...recently. In my case, (50 gal GE electric) the lower element was bad. A new element is less than $15 (unless you get the dee-lux super duper one like I did that was $20, I think) and takes about 1/2 to 1 hour to put in including the draining and refilling of the tank. Contrary to popular belief, the top element alone will never heat more than the water at and above its own level (heat rises). With the bad lower element, my 50 gallon water heater got me about 5 minutes of shower before it started getting cold, when normally I could get several times that. Your landlord should handle this. If he doesn't, I believe you have the right to have the work done and bill him/take the cost out of next month's rent. If he is giving you issues with this, you'd better start documenting any and all issues past, present and future.

Ok, before you go and short your rent, make sure you don't do anything stupid that will get you evicted. Even IF you have a maintenance issue that is legitimate, you still have to pay your rent ON TIME! The way you light a fire under your landlords butt is by opening up an escrow account I believe with your local district court. If you just withold your rent (or short it to cover the cost of a repair) you'll end up down at the district court under much less friendly circumstances and you will end up paying for more than your rent.

I didn't just pull this out of my ass.

Under the new "implied warranty of habitability" law, the tenant's obligation to pay rent and the landlord's obligation to maintain habitable (safe, sanitary and fit) premises depend upon each other. If the landlord breaks his obligation to keep the premises in a reasonable fit condition, this may relieve the tenant from his obligation to pay part or all of his rent until the landlord makes all necessary repairs. The landlord must be given notice of defects and a reasonable opportunity to make repairs, but he does not have to promise to repair before the tenant withholds rent. The warranty of habitability is required by law in all leases (oral and written). The repair need not be necessary to prevent further in jury to the property to justify the use of the warranty; generally, substantial housing code violations are sufficient. In the above example, Ms. Adams could not be evicted for non-payment of rent it she used the warranty to justify a rent payment of only $50.00. It is important that the tenant inform the landlord in writing of his/her intention to stop paying all or part of the rent if necessary repairs are not made in a reasonable amount of time. The tenant should keep a copy of the letter and copies of all receipts for repairs. If the landlord decides to sue the tenant for that portion of the rent which was withheld, the tenant will need these records as part of his/her defense.

This is PA law btw: http://www.tenant.net/Other_Areas/Penn/harris/pa-part2.html

He is paying for an apartment with plumbing that is not working properly. His landlord, so far, has blown him off. I agree he should continue to try to work with the landlord, but if the landlord is going to act like a slumlord, he should be treated as such. I was a landlord for 15 years and would NEVER ignore a complaint like that. Twin Cam will set himself up for far bigger issues if he repairs, or attempts to repair the issue, and something (like fire or flood) happens, even if it isn't his fault.

My dad has done rental property for years and like carzan says he has had to make damn sure to stay on top of things, he can't just blow off repairs. I agree, do everything in writing and keep copies!