25
from the rent when due”. Here, the cost of fixing the toilet was #200 and her monthly rent
was $1,200. Therefore, one option for Ms. Whirley is for paying only $1,000 on her next
month’s rent, deducting the $200 cost. Furthermore, Ms. Whirley could vacate the
premises and be discharged from paying further payment, but she expressly stated that
she does not want to leave her house, so that option would not suit her. She could
withhold the rent entirely on subsection four if the conditions resulting from the lack of
repairs substantially threaten the tenant’s health and safety. It is unlikely that a leaky
toilet, although untenantable, will not reach the level of threatening Ms. Whirley’s health
and safety. Therefore, option one as noted, would be best for her. It should be noted that
the remedies available to tenants under §542 are only available if the tenant has given the
landlord reasonable amount of time to make the repairs after receiving notice of the
condition. This pre-requisite Ms. Whirley has clearly met as three months would be
considered more than reasonable time to repair a leaky toilet.
Additionally, in order for a tenant to recover for conditions in her dwelling, the
tenant must also prove that she was not at fault in causing the defective condition and
must provide documentation proving that the expenses were in fact covered by the tenant.
In Shea v. Willowbrook (Fr. 2012), the court denied a tenant’s claim for reimbursement of
rent payments when his apartment was infested with bed bugs and the tenant vacated the
premises as a result of those bed bugs. The court denied an award to the tenant because
he failed to demonstrate that the bed bug infestation was solely the fault of the landlord
and resulted from no fault of his own. The tenant in that case also failed to give the
landlord proper notice of the issue for the landlord to have an opportunity to resolve the
problem. Therefore, the court denied him reimbursement for rent payments, after he
unjustifiably vacated the premises. Furthermore, the court in that case only awarded
damages if the tenant provides proper documentation of his expenses resulting from the
unseemly condition. Therefore, he only provided $400 worth of receipts. The court only
awarded the tenant $400 for his expenses. Here, Ms. Whirley did give the landlord notice
of the need for repairs, with reasonable time for the landlord to repair and she provided
an invoice of her $200 expense for fixing the toilet. Furthermore, although no direct proof
exists that she did not contribute to the leakiness of the toilet condition, it is likely that no
reasonable tenant, which Ms. Whirley has not proven that she isn’t, would commit acts
that break their own toilet. Therefore, in summation Ms. Whirley’s best option is to
recover the $200 on her next month’s rent.
B. Outdoor Sprinkler System
Next, Ms. Whirley has requested payment for her outdoor sprinkling system that
she has paid $300 to repair. Ms. Shirley first notified her landlord about the condition on
March 31 and complained that because it does not work. She now must water her flowers
by hand 2-3 times a week, taking up about 15-20 minutes of her time. By the end of May,
the landlord had still not repaired the condition, two months later. Although she gave the
landlord a reasonable amount time to repair the condition after giving him notice, Ms.