I have a rental house and recently the central air had to be fixed (leak). My tenants mother?

Question

called a repairman that I did not know before they called me. He supposedly fixed it but by that evening all the freon had leaked out. I called someone that I had used and he fixed it and replaced a part that the first repairman had broken. I paid him, but I also have a bill from the first repairman that broke the part and didn't fix it. Do I need to pay him, esp. since I didn't call him? Or should I pay him part. I want to be fair but I don't want to be a fool.

Update:

The tenants mom called the first repairman. The tenant told me he broke the part. The 2nd repairment said that too but he may just be going by what the tenant said.

And yes I would like a copy of a good lease. Thank you very much!

Pandora · Accepted Answer

I would talk to the guy and explain what needed to be done.  Offer him a copy of your bill from the second guy.  don't be nasty.  If he is not receptive to your request of negotiating down the bill contact a lawyer.  

For future reference I would speak to you tenant and let her know that in the future you would prefer that she talk you before calling a repairman or they may be held responsible for the bill.

Anonymous · Answer

1st who called the repairman? The tenant did or you? If the tenant call he is responsible for the bill. I am a landlord and none of my tenants have the right to call a repairman unless is an emergency ( this on my lease )

"...You must use customary diligence in maintaining the dwelling and not damaging or littering the outside areas. Unless authorized by statute or by us in writing, you must not perform any repairs..." 


2nd How do you know the 1st repairman broke the part? If the 2nd repairman told you that keep this person phone number and address in case the first one take you to court. That way you can subpoena this person as a witness. 

3rd ask the 2nd repairman to write you a letter, explaining why he think the 1st repairman is responsible for the broken part. Once you get it, make a copy and mail it along with an explanation to the 1st repairman 

4th be sure that your repairman is license tech in your state. Ask the both repairmans for their license number. You are going to need it. 

Need a copy of a good lease? let me know I can e-mail you one.

chatsplas · Answer

NO, you did NOT call the repairman, and you did not give the tenant authorization to call the repairman.
Send the bill to the tenant and tell them they are liable for the costs of the repairman they called without your authorization, as well as the damage he did.
Send the bill back to repairman, notifying him that you are the owner, you did not call him, you didn't authorize tenants to call him, and they alone are liable to him for his repair bill.  Also notify him that he and the tenants are liable to you for the damage he did to your property on his repair call.
Hopefully that will prevent him from trying to place a lien on your property.
Put this all in writing and keep copies!

parsnipianna · Answer

You can choose to pay him any percentage of his bill.  If he disagrees with you, claims he did not break the part, you may wind up having a small clams court judge decide for you.  If he sues you , you'll need very good evidence that he actually broke the part.

Landlord · Answer

I would not pay him.   He was not authorized to work on our house.   He went in there without a valid contract.

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I have a rental house and recently the central air had to be fixed (leak). My tenants mother?

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