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Old 08-28-2017, 07:30 PM
 
3 posts, read 1,306 times
Reputation: 10

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Three years ago my wife and I started renting a beautiful home here in Las Vegas. Only problem.. the property has water pressure in excess of 100 PSI that's been responsible for seven separate water leaks.

On three separate occasions the main broke in the front yard and we received a water bill just north of $300 for a month. Leaking underground we didn't know till the bill came. Only once were we reimbursed, still owed over $600. He told us to claim it on renters insurance, but that's not gonna fly. We just paid it. Figured it wasn't best to fight with the owner that first year of living here. We really love the place and don't want to move. BTW owner is a french foreign investor who's never seen either us or the home. Property management runs the show.

Each time the main broke in the front yard a crew dug down about 5' feet and replace a 10' foot section of pipe, rather than just replacing it all in one shot. At no point was a pressure regulator installed and that's why the leaks have continued, now inside the home. Each time the pressure broke the main closer and closer to the home. There is no place outside aboveground to mount a pressure regulator. It has to be done underground. The pressure regulator job would cost around $600. Not the crew that fixed the pipe only (they knew no better I guess) but since then because of my complaining the owner has approved four separate plumbing companies to asses the situation. They have all urged property management to tell the owner to pay for a pressure regulator. It was so painfully obvious the water leaks were to continue, and this time inside the home. I pleaded with property management to have a pressure regulator installed on numberious occasions. Owner refused all estimates. Two and a half years later the pressure is still 100.4 PSI.

Four more leaks have happened inside the home since the three leaks in the front yard. Two sinks, one toilet, and the hot water heater have all sprung MAJOR water leaks. I paid out of pocket to fix the problems every time. Few bucks here and there, not a big deal, but it's starting to get annoying. I emailed property management every time, have record, they're aware of every instance. BTW I'm not talking a drip here. In just a few minutes this home's beautiful hardwood floors were under water.

With all these leaks i surely know how to find and shut the main off (in the dark more than once!) but the pressure is just so high it only takes a few minutes to submerge flooring. Thankfully I've been home to stop every single leak, so far. But there is no doubt in anyone's mind there will be an 8th leak, it's just a matter of when, and if i'll be here to save this property from complete and total flood damage yet again. The water company said this home has the 3rd highest water pressure ever recorded in the Las Vegas Valley. Their calls to property management on my behalf did nothing to sway the owner.

By the way, im not even counting the dozen or so times the water high pressure bested the fittings of a high pressure high temp $75 top of the line garden hose and blew the sprayer end off it, partially flooding the backward. Granted shouldn't leave that on out in the desert heat, but if pressure were 65 PSI we never would've had a single one of these leaks.

I had a long talk with someone at the water company. They looked back and have record of this property having its water shut off due to a leak just before we moved in three years ago, right after the old tenants moved out. They also told me that prior to my moving in and finding these leaks the previous tenants always had a water bill in excess of $300. Over 60,000 gallons of water per month was being recorded at this property for over 2 years! That's MILLIONS of gallons of water wasted.

I would love nothing more than to see this guy lose his investment due to gross negligence. Give the place to us and we'll make sure to pay the taxes early. I'm not much for sueing, but damn this guy pisses me off. He doesn't give a rats ass about Vegas or our water shortage.

We just renewed our lease for a year, for some reason he wouldn't let us do two years this time, but he made sure to jack the rent $25 a year, again.

So here's my plan..
Shut the water off when i leave for vacation, and 7 months before we plan to move (no plan to yet) start not paying him rent till he installs a pressure regulator. Then continue not paying him for another 6 months till he can get us evicted. That'll cost him over 11K i'll be happy to keep. He'll sue. It'll dent my 833 credit score that i never use. He won't get a dime as neither of us have paychecks he can garnishing.

Thoughts?
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Old 08-28-2017, 07:44 PM
 
26,888 posts, read 38,133,169 times
Reputation: 34831
Can't you shut the main off partially? Or is it an all or nothing valve?
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Old 08-28-2017, 07:48 PM
 
2,132 posts, read 2,188,763 times
Reputation: 1299
What are you going to sue him for? Your damages are not so easily demonstrable in court. And you want to make it even worse by not paying rent? That'll get you evicted quick, no judge in LV justice court goes for that nonsense. The law is clear, you must pay the rent into an escrow account the court holds if your gripe is habitability/repair/maintenance related.

Here's a better idea. Why don't you just leave? If he's breaking the lease by not doing this repair then rent from someone who will do right by you.
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Old 08-28-2017, 09:01 PM
 
754 posts, read 1,038,594 times
Reputation: 683
First off if you think this landlord is not going to try to stick you with some of the water damage when you move you are wrong.

What kind of plumbing is in the house? Copper, Kytec or something else? That might be part of the problem too.
I would be worried about my things getting damaged.

Why not just eat some crow, pay the $600 and be done with it? This is assuming you can't be talked into leaving.

There are good landlords out there just hard to find.

Stiffing him for the rent and intentionally damaging your credit is an unwise thing to do. Additionally if he wins a judgement against you it might be a hassle.

Last edited by Packrat1; 08-28-2017 at 09:05 PM.. Reason: Edit
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Old 08-28-2017, 10:02 PM
 
3 posts, read 1,306 times
Reputation: 10
I think I could dig down and put the reg in myself for $100, im handy, but have never done it. Not the point though, nor do i want to break my back because he's a cheap dumbass would rather waste literally millions of gallons of water vs fixing the problem and protecting his investment. Litigation would be a waste of time less things actually got damaged. Do the right thing. Don't waste millions of gallons of water knowingly. I know damn well he's got the coin because my rent is never late.

Last edited by HopingIdontWAKEUPinaLake; 08-28-2017 at 10:42 PM..
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Old 08-29-2017, 07:21 AM
 
793 posts, read 463,582 times
Reputation: 868
Not a fan of your "plan". I'd have moved, and certainly not signed another lease, or even asked for a 2 year lease. You'd have been money ahead to have just put the regulator in yourself after the second time.

Seems like you have tried to get some response. Have you tried a crazy, out of the box, solution like suggesting that you'll have the work done if you get a $100 credit on the rent for the next 6 months? Might make it not hurt so bad for the LL? Just a crazy thought.
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Old 08-29-2017, 07:37 AM
 
2,953 posts, read 1,389,796 times
Reputation: 5292
Is there a city service that handles land lord issues in Vegas?

Why yes there is! http://southernnevadahealthdistrict....nt-hotline.php

He's only setting himself up for issues IF he ever plans on selling this house. Mold can grow etc.

Yet another dumb investor counting pennies while dollars fly out the door.
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Old 08-29-2017, 08:30 AM
 
1,536 posts, read 846,328 times
Reputation: 1163
If you have ever spent time around the French, it is pretty obvious they don't understand plumbing. Why on earth did you renew? Six months for a foreclosure, I doubt a renter would take that long, unless the Marxists have been multiplying. About 25 days in Phoenix.
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Old 08-29-2017, 12:17 PM
 
26,888 posts, read 38,133,169 times
Reputation: 34831
Call the TV station that puts this stuff on the air. See if they will call him.
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Old 08-29-2017, 02:09 PM
 
Location: Boston
5,097 posts, read 1,455,542 times
Reputation: 3734
you signed on for another year? ....lmao .... you got nothing now, pay for it yourself or live with it.
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