tenant's right to repairs

[Maria with a problem]

I have just recently rented an apartment in Georgia and have a question. Is there any requirement of an owner leasing an apartment to have repairs fixed for an "emergency" the same day? The emergency, in this case, is my water heater is leaking and began to wet the carpet. I called up to see about getting an emergency maintenance in to fix it but was told to shut off the hot water until they can get there tomorrow, which is Monday, or thereafter. Do the tenants' not have any right to have emergencies fixed 7 days a week, or is that up to the discretion of the owner? Basically, I can leave the water running and have the carpet get soaked, or turn it off and have no hot water.
Please, any help or advice you can give would be MUCH appreciated!

 

[HomeGuru]

<BLOCKQUOTE><font size="1" face="Verdana, Arial">quote:</font><HR>Originally posted by Maria with a problem:
I have just recently rented an apartment in Georgia and have a question. Is there any requirement of an owner leasing an apartment to have repairs fixed for an "emergency" the same day? The emergency, in this case, is my water heater is leaking and began to wet the carpet. I called up to see about getting an emergency maintenance in to fix it but was told to shut off the hot water until they can get there tomorrow, which is Monday, or thereafter. Do the tenants' not have any right to have emergencies fixed 7 days a week, or is that up to the discretion of the owner? Basically, I can leave the water running and have the carpet get soaked, or turn it off and have no hot water.
Please, any help or advice you can give would be MUCH appreciated!<HR></BLOCKQUOTE>

Contact your State consumer protection office for the exact law as it should be clear and no left up the the owner. In emergency situations it is the norm for repairs to be completed within 24-48 hours. If the problem was fixed within 1-2 days then that is reasonable. If you were aware that the carpet would get damaged if you turned on the heater, and you turned on the heater, you would be responsible for the wet carpet.

 

[Tracey]

He has to fix the heater. However, he probably gets 24 hours to do so. The statute just requires him to repair things reasonably soon. However, He is responsible for any damages arising fromt he heater. Make sure you document the leakage and have him sign something listing the damages. This will keep him from trying to keep your security deposit.

L is also responsible for your damages, which includes the need to go to a hotel if the tank is not repaired in a timely fashion. (24-48 hours)

*** CODE SECTION *** 10/15/99

44-7-14.

Having fully parted with possession and the right of possession, the landlord is not responsible to third persons for damages resulting from the negligence or illegal use of the premises by the tenant; provided, however, the landlord is responsible for damages arising from defective construction or for damages arising from the failure to keep the premises in repair.


***CODE SECTION *** 10/15/99

44-7-13.

The landlord must keep the premises in repair. He shall be liable for all substantial improvements placed upon the premises by his consent.




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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.