[Myrona]

I just want to start by saying that this is just a general question as I don't actually have my rental contract with me to be sure. I know that I have several items inventoried on my contract including a/c, fridge, washing machine, and hot water system. So, I assume if these break down, the LL is responsible for them, is that correct?

Also, I think my situation is a little complicated.... one of my a/c is a split system wall unit which recently started to short circuit when you turn it on. I got a brand new TV at the same time which may have overloaded the system but even when taking out the TV, the a/c still does that same thing. Who is responsible for this repair? I assume it's structural and the LL responsibility as well. I'm sure my contract states this more clearly but like I said, it's not with me at the moment.

And if I need to get my LL to do repairs... who do I make contact with as I actually don't have numbers to contact my LL? The real estate agent who showed me the apartment? Do I need to have a written letter stating the things that need fixing (there are other things that have gone wrong since moving into my apartment 2 months ago).

Thanks in advance.

Edit: if this has been asked before... just point me to the right thread.

[talllatte]

All of that lot is the landlord's responsibility. A/C's are usually on a dedicated circuit anyway but the fact that it still trips the breaker without the TV on means it is the A/C at fault.

Anything that trips the breaker (A/C circuit off only) or even the GFCI (everything off) needs to be taken very seriously so please get it looked at. The agent should of course give you the contact details.

[PDLM]

The current for an aircon spikes when you switch it on - and if the current draw is up (tripping the breaker) then it sounds like the compressor needs lubricating / servicing. Clearly the landlord's responsibility if it's on the inventory.

I'd be a bit worried about the wiring if the aircon is on the same ring and circuit breaker as your wall sockets - that is not how it should be done.

[Myrona]

I should have been more clear - It's actually not the a/c per se that trips the breaker. As the a/c is a split system wall unit and I'm living on the top floor, I also have to switch something else on that recycles the water that would normally drip down a drain with window a/c's. It's actually this second switch that triggers the breaker and not the a/c itself. Don't know if I still need to be worried....

[wtbhotia]

contact your agent and tell them your problem and get them to contact your owner. No need to write any letter. LL should arrange someone to check it and fix it, if he ignores you then arrange someone to check/fix it yourself, deduct the cost from the next rent. Inform the agent to tell the LL first if this step is to be taken. I have had previous LL that had told me to that they were busy and to get some to fix it myself and then just deduct it from the next rent, provide them with the invoice, so its not uncommon.

good luck

[Myrona]

I've just come home and looked at my rental contract... and indeed the LL is responsible for structural damage but doesn't actually say whether they're responsible for furniture included in the agreement - it only lists them... but hopefully it's not an a/c fault.

One clause reads:

The landlord shall keep and maintain the structural parts of the Premises including the main drains, pipes and cables in proper state of repair Provided that the LL's liability shall not be incurred unless and until written notice of any defect or want of repair has been given by the Tenant to the LL and the LL shall have failed to take responsible steps to repair and remedy the same after the lapse of a responsible time from the date of service of such notice

Good for both counts I guess - it looks like I need to write a letter before any repairs are done so in case a dispute occurs later down the track, the letter is on record. But the last part is a tad confusing... the LL shall have failed to take responsible steps to repair and remedy the same after the lapse of a responsible time from the date of service of such notice ... and?

[Jon.E.Kong]

If it's listed on the lease, you should be fine.

Interesting about the AC's not being on the same circuit as the wall sockets, as all three of the AC's in my flat are on the same circuit as everything else, fridge, tv, vacuum, washing machine, microwave etc.

No wonder it's so easy to blow a fuse in this place.