repairs to rental house

Moved into a rental house on June 1st. Requested repairs be done--dishwasher doesn't work(mildewed, roaches, debris in it is a real health hazard SMELLS), tub/shower diverter stuck where water runs out both faucets, and various other things including A/C runs constantly. Have requested repairs be done in writing twice already. Have just been told that the guy will get around to it.
Need to give a final request for repairs. I know it needs to be sent certified mail and include the date we expect the repairs to be completed. What else needs to be included in the letter? What if the landlord still doesn't make the repairs? Can we break our one year lease? HELP!!!

[HomeGuru]

<BLOCKQUOTE><font size="1" face="Verdana, Arial">quote:</font><HR>Originally posted by ticked off in texas:
Moved into a rental house on June 1st. Requested repairs be done--dishwasher doesn't work(mildewed, roaches, debris in it is a real health hazard SMELLS), tub/shower diverter stuck where water runs out both faucets, and various other things including A/C runs constantly. Have requested repairs be done in writing twice already. Have just been told that the guy will get around to it.
Need to give a final request for repairs. I know it needs to be sent certified mail and include the date we expect the repairs to be completed. What else needs to be included in the letter? What if the landlord still doesn't make the repairs? Can we break our one year lease? HELP!!!<HR></BLOCKQUOTE>

Include language to the effect that: Option 1) if the repairs are not completed by (date), you will hire your own contractors and pay them directly deducting the cost of repairs from your rent due.
Option 2) If the repairs are not completed by (date) you will cancel the lease agreement as of that date and vacate the premises thereafter. The items that you have mentioned are not major although they could be grounds for your terminating your fixed lease.

If the dishwasher is not repairable, you remove it if it is a health hazard.

Read "Landlord Woes" by Fed Up with Renting. I posted way too much info on L's duty to repair in Texas. It has all the laws & cites you need! If L doesn't repair the place, you can make out like a bandit!!

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This is not legal advice and you are not my client. Double check everything with your own attorney and your state's laws.