Difference between revisions of "Repair and Service of Tenant’s Residence (19:V)"

Before advising any tenant on this course of action, an advocate should be aware that this is a rather complicated area. To qualify, the repairs must fall  into the categories below, and must be urgent and necessary for the health and safety of persons or the preservation and use of the property and rental units. Pursuant to s 33, a tenant may conduct emergency repairs without going to dispute resolution if the landlord fails to make repairs within a reasonable time after a tenant has made a reasonable effort on two or more occasions to contact the landlord. Sometimes there is a discrepancy between what  a tenant, landlord, and RTB might consider ‘ emergency’  repairs. Before a tenant conducts any repairs, he or she should call the Residential Tenancy Branch, speak to an Information Officer, and make note of the Officer’s name and what the Officer tells them. The specific types of repairs that may qualify as  emergency repairs are urgent, necessary for the health, safety or preservation of property AND concern:  

major leaks in the pipes or roof; damaged or blocked water or sewer pipes or plumbing fixtures; malfunction of the central or primary heating system; defective locks that give access to the residential premises;  electrical system repair. Emergency repair is a complicated area. Tenants must follow the exact procedure under s 33(3) of the RTA or the landlord can make a claim against the tenant. All steps taken should be documented fully. Emergency repairs usually constitute a large repair bill and should only be undertaken by the tenant in the clearest of circumstances. When in doubt, apply first to an Arbitrator for a Repair Order, refer to a Property Use Inspector, or investigate local Standards of Maintenance bylaws. D.Terminating or Restricting Services or Facilities  

19-23A  service  or  facility,  as  defined  in  s  1  of  the  RTA,  includes:  furniture,  appliances  and  furnishings; parking  and  related  facilities;  cable  television  facilities;  utilities  and  related  services;  cleaning  or maintenance  services;  maid  services;  laundry  facilities; storage  facilities;  elevator  facilities;  common recreational facilities; intercom systems; garbage facilities and related services; and heating facilities or services. Sections 27(1)(a) and (b) of the RTA provides that a landlord must not terminate or restrict a service or facility if it is essential to the tenant’ s use of the rental unit as living accommodation, or providing the service or facility is a material term of the tenancy agreement. Section 27(2) of the RTA provides that a landlord may terminate or restrict a service or facility other than one referred to in ss 27(1)(a) or (b) if the landlord gives 30 days written notice, in the approved form,  of  the  termination  or  restriction,  and  reduces  the  rent  in  an  amount  that  is  equivalent  to  the reduction  in  the  value  of  the  tenancy  agreement  resulting  from  the  termination  or  restriction  of  the service  or facility. The  tenant  may  dispute  the  restriction  or  termination  on  the  basis  that  the  service being restricted or terminated constitutes an essential service.  See RTB Policy Guideline 22: Termination or Restriction of a Service or Facility. E.Bedbugs Bedbugs are an increasing problem in British Columbia, particularly in the West End and Downtown Eastside  of  Vancouver.  Bedbugs  are  small  (about  1/5  inch  long)  parasites  that  tend  to  live  in  and around bed frames, cracks in walls, along baseboards, and under carpet edges. They are active at night, coming  out  to  feed  on  sleeping  people  before  returning  to  their  crevices  and  crannies.  Bedbugs  are extremely  difficult  to  get  rid  of,  and  the  extermination  process  can  be frustrating  for  both  landlords and tenants. 1.Landlord Obligations Under  s  32(1)  of  the  RTA,  landlords  must  maintain  the  property  in  a  state  of  repair  that complies with health standards and is suitable for human occupation. Although bedbugs are not a public health risk (they do not transmit infectious diseases), they are still considered a pest  and  an  infestation  creates  unsuitable  living  conditions.  Some  municipalities,  such  as Vancouver,  have  Standards  of  Maintenance  bylaws  that  require  landlords  to  get  rid  of  pest infestations.  If  a  landlord  is  refusing  to  treat  the  infestation,  a  tenant  can  call  their municipality  for  an  inspection  and  for an  order  that  the  building  be  treated.  Each municipality’ s bylaws will vary, so it is best to call city hall.  Landlords are obligated to bear the cost for treatment of an infestation, provided the tenant cooperates with treatment (see Tenant Obligations below). In Vancouver, the Health Bylaw mandates  that  only  a  trained  and  certified  person  can  spray  pesticides  in  a  multiple-unit dwelling. The landlord should not, and legally cannot, do it themselves. There are also other requirements in the Health Bylaw, such as notification in writing 72 hours prior to spraying. The pesticide technician should also adhere to the label on the pesticide bottles. 2.Tenant Obligations Under s 32(2) of the RTA, the tenant is also obligated to maintain the property in a sanitary condition. This includes notifying the landlord of any suspected infestation. Upon discovery of a bedbug infestation, the tenant is obligated to cooperate with the landlord in treating the infestation. If tenants do not cooperate, they could be found liable for the cost of treatment, or  be  evicted.    The  landlord  is  obligated  to  get  rid  of the  infestation unless it  can  be proven the tenant brought the bedbugs with them when they moved in.