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What can I do if my condo hot water heater is broken and my landlord is unresponsive?

Condo rental issuesLandlord-tenant disputesHot water heater repairTenant rights in ThailandRental agreements and responsibilitiesHiring repairs and cost deductionsExpats in Thailand
Aug 8, 2024
3 months ago
Nick *********
ORIGINAL POSTER
"Everything else" question.

The hot water heater in my condo has been broken for about 3 weeks now. I have done everything my agent has asked for (taken pics etc), and he seems to be doing the right things, but the owner/his secretary seem to be dragging their feet (I've seen the Line messages between my agent and the owner's secretary).

Do I have any recourse in this situation? I've been very patient and not expressed how ridiculous I think this delay is, not been rude in the slightest, but something's got to give at some point. I don't want to pay my next rent because of this, but I know that that would just cause me even more issues. I'd also like to just hire someone myself and deduct the cost of that from my next rent payment.

Any suggestions? Being calm and patient has gotten me nowhere. Getting angry and confrontational won't get me anywhere either. I don't know what to do and I don't want to cause problems for when it's time to get my 2-month deposit back.
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TLDR : Answer Summary
The user is facing an issue with a broken hot water heater in their condo, which has been unresolved for three weeks due to delays from the landlord. They are seeking advice on how to address this situation without jeopardizing their relationship with the landlord or risking their security deposit. Community responses suggest various solutions, including: 1) fixing the heater themselves and deducting the cost from the rent, 2) formally notifying the landlord of their intent to make the repair, 3) checking the tenancy contract for relevant clauses, or 4) seeking legal assistance as a last resort. Many emphasize the importance of maintaining a good relationship while also standing firm on the need for urgent repairs.
Vijay *****
Enjoy a stiff drink...and one for the landlord..
3 months ago
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Clayton ***********
I'd pay to have it fixed and give them the receipt with the rest of the rent then just play dumb. They won't kick you out and you will be happy
3 months ago
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Jeffrey *******
Is it a Mex brand.

If you’re willing to pay yourself give them a call.

Great customer service.

Not enough time to detail my journey with water heater problems in our pool villa. In the last 10 months, it was replaced. New one has quit many times afterwards, and repaired each time.

Total time without hot water is almost 2 months.
3 months ago
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Jeff ********
take a knife to your property management office.. threaten them. that is all you need to do
3 months ago
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Michael *******
Cold showers (or tepid as is the case here) are healthier and you are doing your bit for climate as well 😊 we haven’t used hot showers for years now
3 months ago
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Terary **********
Turn off the airconn. If the house is warmer the water will seem less cold. I have two showers and the water heater broke in one, I continued to use it for a couple of years before I bothered to fix.. Not hot showers is not the same as cold showers, you'll be fine.
3 months ago
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Ken ********
Embrace the cold
3 months ago
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Dennis **********
Go elsewhere to stay.
3 months ago
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Garrett ***********
Have it fixed yourself and deduct it from the rent.
3 months ago
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Paul *************
They are extremely easy to change out. Buy a new one, some teflon abd electrical tape. Take it along with you when you move put the old one back.
3 months ago
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VP *********
This is ridiculous , I'm so sorry. This is one of the reasons I don't like two months deposit. One month deposit is reasonable. Now you're stuck in a bad situation.
3 months ago
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Uwe ****
@VP ********
 Yeah, after too many bad experiences you gotta draw the line and stop their BS. As part of their obligations, are they going to support you equally? It's a rhetorical question. They won't even understand your problem and just charge you according to one of their untrained technician will say...
3 months ago
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Uwe ****
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Us *****
I take cold showers 90% of the time. Too hot to take hot showere here. Maybe it is a blessing from God.
3 months ago
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Uwe ****
I would even encourage to take care of the small stuff yourself. They might hire their professional team and charge you way more than you doing it yourself. In my last condo rental in Bangkok there were two 1 - 2 cm dents in the wall and they charged me 2 x 2000 Baht for it. Additionally, one of the door handles came off (the tiny screws broke through the wood), and they charged me 2000 Baht for putting it back on (likely they just glued the screws, this happened a few days before moving out). At least, I got my deposit back...

Rule number 1: "If they have made up their mind, don't try to convince them otherwise, you can't reason with them." Either pay what they ask for, or do it yourself.
3 months ago
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Tim *********
If you are clear the landlord is responsible your last resort is to call a plumber, pay to get it fixed and deduct the cost from your rent. Landlord will likely deduct it from your deposit when you leave, but there's no guarantee you'd get that back anyway.
3 months ago
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Paul ********
The path to happiness with a Thai condo rental is to not sweat the small stuff.

Any minor repairs, I just take care of myself. Over the last few years, I have spent a few thousand baht on replacement/repairs, but managed to maintain a positive relationship with agents, owners, and juristic offices. And I have always gotten my deposit back.
3 months ago
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Nick ************
Do check it is not the circuit breaker in the main circuit board, the one outside the bathroom or the one in the water heater itself first. My MEX has a reset button on top of the boiler which tripped when a house lizard got inside and got fried. Engineer fixed that in 20 seconds. Now I know.

If you get a new one the same model it will fit directly onto the holes drilled for the old one and fitting is then dead easy. All water heaters might have the same hole pattern but not sure.
3 months ago
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Nick *********
ORIGINAL POSTER
@Nick ***********
 I should have written in the original post that building maintenance has already checked it out, and it's not something they can fix. The owner needs to get it fixed because it requires purchasing a new part/unit.
3 months ago
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Tim *******
@Nick ********
 One other option is if you truly don't want conflict. Replace yourself and take with you when you leave. Not ideal but you may stomach it better. I know of people who have done that with AC units. You put out but owner doesn't gain.
3 months ago
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Nick ************
@Tim ******
 as long as you replace the broken one as it is that's a good idea.
3 months ago
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Tim *******
@Nick ***********
 Yes, keep the old one and put it back before you leave is what I should of added.
3 months ago
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Tim *******
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J ******************
Saving a fortune by not having to pay for hot water usage. Maybe can get by without it .
3 months ago
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David ***********
@J *****************
 ok in the evening but at 7am, nothing worse
3 months ago
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Todd *********
@David **********
 it's the same temp in the evening as 7 am
3 months ago
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David ***********
@Todd ********
 it most certainly is not. The water is many degrees warmer in the afternoon/eve than in the morn as the pipework and the ground protecting it has warmed up in the daytime sun. Rule 1, if youve got a cold water washing machine, do your laundry at
***
pm. Clothes will be much cleaner !
3 months ago
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Todd *********
@David **********
 Rule #1, have hot water and don't worry what time you do your laundry. And who does their own laundry in thailand??
3 months ago
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David ***********
@Todd ********
 ive got hot water thanks, the poster hasnt. If youve got a wachine machine why wouldnt you do your own laundry ?
3 months ago
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David ***********
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Bonnie *******
Do you like the place? You could look for somewhere else and ask to be let out of your rental agreement
3 months ago
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Stephen ********
You have been more than patient. Tell the agent if it isn't fixed within 48 hours you will replace it with same model and deduct cost from next rent. Agent is doing a lousy job.
3 months ago
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David ***********
Tell your agent you will fit a new one and keep the receipt and deduct from the rent. To be honest, buy exactly the same model and fit it yourself. Its a 15 min job if youre swapping like for like but for god sake, turn the power off at the main switch. Theyre about 3000thb
3 months ago
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Vera **************
Forget wasting time on lawyers or anything else. Send a message to agent and give a deadline , if not fixed by landlord , you will replace yourself and deduct it from the rent . New one is 2000 baht and can get cheaper on lazada for 1600, installation 600-800 baht . So put in the notice if not fixed by such and such date , you will replace yourself and deduct 3000 baht from the rent .
3 months ago
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Glenn ********
@Vera *************
 thats what I did with aircon
3 months ago
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Glenn ********
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Jim ********
I’d put it too them that if you get it fixed yourself will they take it off the next rent payment. Failing that be extremely firm that if it is not fixed by a specific date then you won’t be paying the rent
3 months ago
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Nigel **********
How about just asking if they’d like you to get it fixed for them at cost…
3 months ago
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Alexandre *********
inform them formally that because of the delay you will take care of the matter and deduct the cost from the next rent. Deduct only the actual cost supported by an actual invoice. make sure to have screenshots of the exchanges you have with them. worse case, I can recommend you a nice english-speaking thai lawyer that will deal with them with just one phone call. Her cost is 2.5 or 3.5 k for this service (used her services once)
3 months ago
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Todd *********
@Alexandre ********
 everyone loves a court case in a foreign country. Always adds so much fun. I mean how could a person survive without hot water in thailand for about 3 weeks....
3 months ago
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Alexandre *********
@Todd ********
 nobody tells anyone to go to court. You don’t invest 100 k in legal fees over a water heater. I haven’t had one in Thailand for the last 20 years but that was not the issue. Thanks for the input 👍🏻
3 months ago
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Todd *********
@Alexandre ********
 no shit. Nor do you pay 3500 for a lawyer for a dispute over hot water in Thailand. But thanks for your input.
3 months ago
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Alexandre *********
@Todd ********
 somebody’s having a bad day. 🤭just answering the OP’s questions. I don’t care what options he takes or how he showers. Take a walk outside, breathe: life is beautiful. Peace 🙏🏻
3 months ago
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Alexandre *********
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Michael ********
@Alexandre ********
 best advice
3 months ago
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Todd *********
@Michael *******
 lliterally the shittiest advice imaginable.
3 months ago
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Michael ********
@Todd ********
 in your opinion. I have done that here with landlord in phuket and he was off on cruise no issues.
3 months ago
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Michael ********
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Samantha **********
Anything in your tenancy contract about this?
3 months ago
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Jay *****
Buy a new water heater and fix it yourself.
3 months ago
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Jay *****
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