Regain Posted January 19, 2022 Share Posted January 19, 2022 (edited) Its had 2 regasses and a component swap in a month. The second time the maintenance guy did a quick regass and ran, no further inspection on why its failing. Assuming the owners have no interest in maintaining the ac, despite it getting sun for most of the day, what choices do i have? Can i reduce rent payment, pay government electric rates instead of nearly double? Edited January 19, 2022 by Regain 2 Link to comment Share on other sites More sharing options...
The Hammer2021 Posted January 19, 2022 Share Posted January 19, 2022 Get your own maintenance man to assess the situation 2 Link to comment Share on other sites More sharing options...
Captain Monday Posted January 19, 2022 Share Posted January 19, 2022 Nothing in your rental contract says you can reduce monthly payments The AC unit needs repair or replacement Write your owner demanding a reasonable amount of time to repair or replace the unit say 10 working days. If no action move house, this kind of owner a nightmare not worth dealing with. 1 1 Link to comment Share on other sites More sharing options...
Popular Post grain Posted January 19, 2022 Popular Post Share Posted January 19, 2022 Sounds like the AC has a leak, it needs proper checking and no doubt some repairs (like fixing a leak or some connections) if it's a very old AC then perhaps it needs replacing. As owner isn't interested you really have 2 options as far as I can see: 1) find a good AC man to come around and do a proper test for leaks, and repair the leaks, and give the AC a complete flush & cleaning, and then re-gas it....you of course will have to pay for this but you'll save on elect bills and will have cold AC. 2) move. If it's an old AC then ask the owner to replace it, which he probably won't do, then you move. 2 2 Link to comment Share on other sites More sharing options...
steve187 Posted January 19, 2022 Share Posted January 19, 2022 give the landlord instructions to repair in a reasonable amount of time, if he fails then you have it repaired deduct from rent. 2 Link to comment Share on other sites More sharing options...
Popular Post clivebaxter Posted January 19, 2022 Popular Post Share Posted January 19, 2022 (edited) We had that situation, cleaning guy said always needed gassing up. In the end got Mitsubishi in who said it had too much gas in it and that it did not have a leak, sometimes it's a scam Edited January 19, 2022 by clivebaxter 3 1 Link to comment Share on other sites More sharing options...
Popular Post worgeordie Posted January 19, 2022 Popular Post Share Posted January 19, 2022 You are not responsible for fixing the A/c , it is solely the owners responsibility, if he wont fix it , start looking for another place ,there's plenty available , take it as an omen , if he wont fix A/c ,what happens if something more serious occurs. time to start looking for new place. regards worgeordie 5 Link to comment Share on other sites More sharing options...
Popular Post LarrySR Posted January 19, 2022 Popular Post Share Posted January 19, 2022 Move out...but don't forget to stuff the hollow curtain rods with shrimp heads and squid. 3 2 Link to comment Share on other sites More sharing options...
scubascuba3 Posted January 19, 2022 Share Posted January 19, 2022 Look for a new condo Link to comment Share on other sites More sharing options...
blackcab Posted January 19, 2022 Share Posted January 19, 2022 1 hour ago, Regain said: Can i reduce rent payment, pay government electric rates instead of nearly double? No, that's not going to be part of your contact. Your legal options are to pay to fix it yourself or to give your landlord notice and move, assuming you are past your minimum length of contact. 1 Link to comment Share on other sites More sharing options...
Liverpool Lou Posted January 19, 2022 Share Posted January 19, 2022 (edited) 1 hour ago, Captain Monday said: The AC unit needs repair or replacement Write your owner demanding a reasonable amount of time to repair or replace the unit It would be better for him to check his lease re what the owner and OP are each responsible for before demanding what the owner should do! Edited January 19, 2022 by Liverpool Lou Link to comment Share on other sites More sharing options...
Liverpool Lou Posted January 19, 2022 Share Posted January 19, 2022 1 hour ago, steve187 said: give the landlord instructions to repair in a reasonable amount of time, if he fails then you have it repaired deduct from rent. What makes you think that he's entitled to do that?! Link to comment Share on other sites More sharing options...
Liverpool Lou Posted January 19, 2022 Share Posted January 19, 2022 1 hour ago, worgeordie said: You are not responsible for fixing the A/c , it is solely the owners responsibility, That depends on the terms of the lease that I'm assuming you haven't seen. Link to comment Share on other sites More sharing options...
Liverpool Lou Posted January 19, 2022 Share Posted January 19, 2022 2 hours ago, Regain said: Assuming the owners have no interest in maintaining the ac, Check you lease conditions, if it's your responsibility, pay to get it fixed. If it's the owner's responsibility, move if he won't fix it. 1 Link to comment Share on other sites More sharing options...
Pmbkk Posted January 19, 2022 Share Posted January 19, 2022 In the condo's I let there is a paragraph that states the A/C gets cleaned every 6 months, once at the tenant's expense and one at mine over the year. I obv' do the first when they move in. I've had to replace units before as they can drip and damage wooden flooring / furniture if faulty. 2 Link to comment Share on other sites More sharing options...
Popular Post TallGuyJohninBKK Posted January 19, 2022 Popular Post Share Posted January 19, 2022 (edited) 26 minutes ago, Liverpool Lou said: It would be better for him to check his lease re what the owner and OP are each responsible for before demanding what the owner should do! This whole topic has long been a mystery to me here in Thailand. In my home country, clearly, the landlord would be responsible for needed repairs to things like air con or provided appliances in the unit. Because, it's their property, not the tenant's. Here, it often doesn't seem to work that way. I've lived in the same rental for almost 15 years now in BKK, and the boilerplate lease in TH language I've always had and renewed with the private party TH landlord is silent on such things. In practice, the landlord has never paid for things like air con service or cleaning, or even the replacement of one air con unit that died at one point. We have, and did. But, we also like our home very much, have a great location, don't want to move, are on very good terms with the landlord's family who also lives-on site, AND, are paying the same below market rental rate as when I moved in almost 15 years ago. So, I pay for the air con cleaning and service, and to replace the unit when one dies every 10 years or so.... Hard to complain really, under the circumstances. But, in general, as a tenant, I think things like air con repairs ought to be the landlord's responsibility. I still don't know what Thai law thinks on that subject. Edited January 19, 2022 by TallGuyJohninBKK 4 Link to comment Share on other sites More sharing options...
richard_smith237 Posted January 19, 2022 Share Posted January 19, 2022 I’ve had varied rental contracts.. In this situation these stated either the owner was responsible, or the tenant responsible for anything up to 1500 baht…. Op see what your contract mentions., If you believe the owner should pay, then tell them that. If they refuse, hold back rent, then move out. How much is your deposit ? 1 or 2 months? What is the deposit vs cost of repair? Link to comment Share on other sites More sharing options...
NanLaew Posted January 19, 2022 Share Posted January 19, 2022 The tenant is using the air con, the landlord isn't. Although the landlord is taking care of the servicing, I doubt that is specifically mentioned in the rental contract. Therefore, the tenant should get his own aircon guy in for a second opinion. If it needs replacing, the tenant should cut to the chase, get it done and claim it back off the rent. Waiting for a landlord to buy a new one is a waste of time. This is a great time of year to get aircon bargains. You don't want to be paying the extra to get it 'gassed' or replaced in April. Link to comment Share on other sites More sharing options...
steve187 Posted January 19, 2022 Share Posted January 19, 2022 53 minutes ago, Liverpool Lou said: Check you lease conditions, if it's your responsibility, pay to get it fixed. If it's the owner's responsibility, move if he won't fix it. as easy as that, problem solved, next! Link to comment Share on other sites More sharing options...
OneMoreFarang Posted January 19, 2022 Share Posted January 19, 2022 3 hours ago, Regain said: Its had 2 regasses and a component swap in a month. The second time the maintenance guy did a quick regass and ran, no further inspection on why its failing. Assuming the owners have no interest in maintaining the ac, despite it getting sun for most of the day, what choices do i have? Can i reduce rent payment, pay government electric rates instead of nearly double? You don't mention if the AC works and keeps your apartment cold. And maybe does the AC always run on full power? And how much do you pay for electricity? If it works then if it doesn't use lots of power than maybe just ignore it. 1 Link to comment Share on other sites More sharing options...
worgeordie Posted January 19, 2022 Share Posted January 19, 2022 3 hours ago, Liverpool Lou said: That depends on the terms of the lease that I'm assuming you haven't seen. Yes seen it yesterday ... ???? really, I don't think anyone would sign a lease that would make them responsible for repairing an A/c , just like I don't see a landlord putting that in the lease ,knowing no one would accept the terms, BUT you just have to say something Lou , try posting something positive or even helpful for a change regards worgeordie 2 Link to comment Share on other sites More sharing options...
worgeordie Posted January 19, 2022 Share Posted January 19, 2022 3 hours ago, TallGuyJohninBKK said: This whole topic has long been a mystery to me here in Thailand. In my home country, clearly, the landlord would be responsible for needed repairs to things like air con or provided appliances in the unit. Because, it's their property, not the tenant's. Here, it often doesn't seem to work that way. I've lived in the same rental for almost 15 years now in BKK, and the boilerplate lease in TH language I've always had and renewed with the private party TH landlord is silent on such things. In practice, the landlord has never paid for things like air con service or cleaning, or even the replacement of one air con unit that died at one point. We have, and did. But, we also like our home very much, have a great location, don't want to move, are on very good terms with the landlord's family who also lives-on site, AND, are paying the same below market rental rate as when I moved in almost 15 years ago. So, I pay for the air con cleaning and service, and to replace the unit when one dies every 10 years or so.... Hard to complain really, under the circumstances. But, in general, as a tenant, I think things like air con repairs ought to be the landlord's responsibility. I still don't know what Thai law thinks on that subject. Wish I had you as a tenant , over the last 15 years I must have replaced at least 10 A/c s for my tenants regards worgeordie 2 Link to comment Share on other sites More sharing options...
Regain Posted January 20, 2022 Author Share Posted January 20, 2022 So there’s no rental contract, but there was a deposit at this place. Link to comment Share on other sites More sharing options...
TallGuyJohninBKK Posted January 20, 2022 Share Posted January 20, 2022 17 hours ago, worgeordie said: Wish I had you as a tenant , over the last 15 years I must have replaced at least 10 A/c s for my tenants regards worgeordie Are you renting your units today for the same monthly rate that you charged in 2007? ???? Link to comment Share on other sites More sharing options...
worgeordie Posted January 20, 2022 Share Posted January 20, 2022 31 minutes ago, TallGuyJohninBKK said: Are you renting your units today for the same monthly rate that you charged in 2007? ???? Basically , Yes , oversupply of property for rent, lack of retirees ,NGOs' etc, But we were lucky to pick up some good property when the bubble burst , went from cash into property when interest rates dropped, over time the properties paid for themselves ,was easy to find longtime tenants , and when you find good tenants you look after them , as least I do,and not been greedy , happy with the rents they were paying. Today I would say buying property for rent is not really viable ,price of property verses rent you can recieve ,not worth the hassle. regards worgeordie 1 1 Link to comment Share on other sites More sharing options...
TallGuyJohninBKK Posted January 21, 2022 Share Posted January 21, 2022 On 1/20/2022 at 3:44 PM, worgeordie said: when you find good tenants you look after them , as least I do,and not been greedy , happy with the rents they were paying. I think to some extent, there's a different rental culture that exists here vs in my home country, perhaps in part because of market conditions, perhaps in part other things... When I rented in the U.S., the owners were usually companies, either big or small. And there really wasn't any personal element to the transactions. Most of the time, the rents went UP every year for everyone in the complex, regardless of whether they'd lived there 1 year or 20. Often, 4-7 percent per year. And perhaps part of the reason for that is the rental market in the U.S. in general is tight. Here. because of oversupply of new housing, the economy and lately COVID, I think tenants in general have more leverage. And PERHAPS landlords are more willing to operate the way you have, and the way my landlord has. Although, you're a private party landlord, as is my landlord, not some corporate rental entity. I'm guessing, those types here aren't so accommodating. Link to comment Share on other sites More sharing options...
smutcakes Posted January 23, 2022 Share Posted January 23, 2022 I used to just pay for all repairs and maintenance as I didn't want my Landlord traipsing in and out of the unit. If i organize i can do it on my terms and a time of my choosing with a contractor of my choosing. Link to comment Share on other sites More sharing options...
chrisandsu Posted January 26, 2022 Share Posted January 26, 2022 On 1/21/2022 at 1:50 AM, TallGuyJohninBKK said: I think to some extent, there's a different rental culture that exists here vs in my home country, perhaps in part because of market conditions, perhaps in part other things... When I rented in the U.S., the owners were usually companies, either big or small. And there really wasn't any personal element to the transactions. Most of the time, the rents went UP every year for everyone in the complex, regardless of whether they'd lived there 1 year or 20. Often, 4-7 percent per year. And perhaps part of the reason for that is the rental market in the U.S. in general is tight. Here. because of oversupply of new housing, the economy and lately COVID, I think tenants in general have more leverage. And PERHAPS landlords are more willing to operate the way you have, and the way my landlord has. Although, you're a private party landlord, as is my landlord, not some corporate rental entity. I'm guessing, those types here aren't so accommodating. The 4-5% increases are probably right . The property tax on my house went up 15% this year ! This is also the reason rent shouldn't go up significantly in Thailand as there is no property tax . Link to comment Share on other sites More sharing options...
steven100 Posted January 26, 2022 Share Posted January 26, 2022 On 1/19/2022 at 3:17 PM, steve187 said: give the landlord instructions to repair in a reasonable amount of time, if he fails then you have it repaired deduct from rent. yeah that'll work ! Link to comment Share on other sites More sharing options...
steven100 Posted January 26, 2022 Share Posted January 26, 2022 On 1/19/2022 at 6:12 PM, OneMoreFarang said: You don't mention if the AC works and keeps your apartment cold. And maybe does the AC always run on full power? And how much do you pay for electricity? If it works then if it doesn't use lots of power than maybe just ignore it. yes .... lacks details ..... and is it just whining with no proof ... Link to comment Share on other sites More sharing options...
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