Legal Question in Landlord & Tenant Law in Georgia

I rented a house in Atlanta few months ago with a washer/dryer included . There is nothing in the lease that states that I am responsible for repairs. The dryer was at least 25 years old. Recently, the dryer stopped working and the landlord told me he would just replace it since it "was on it's last legs anyways and would cost moe to repair" and he was "surprised it has lasted this long." However, he now claims that the dryer broke because there was laundry detergent spilled all inside it (which I had no knowledge of ) and sent me a few texts accusing me of lying and "B-S-ing" because I failed to tell him about the detergent. I was surprised at the accusations, did not lie to him and if I had known would have admitted to the damage. I am not sure if a guest did this or it was the previous tenant but it is not visible uness you move the machine so I did not see it. He now says will not replace it and that I have to get my own dryer. (This is a dryer that if working is probably worth $50; if anything at all). I tried to appeal to him, reminding him that I am a good tenant and pay fairly high rent, that he even said the dryer was so old he was going to need to replace it anyways, AND that he could probably write off as an expense in his taxes. I mentioned that he would have to get a new dryer anyways when I leave. Long story short: what rights do I have? Would an offer to pay the value of the old dryer ($50 or so) to put towards another dryer or repair be reasonable; with him still responsible for providing a working dryer? If the house was rented with a washer/dryer and now does not have one would that be a break of the lease contract or qualify for a rent reduction? The fact that the house had its own laundry setup was a big selling point as I have an older dog whose bedding I wash daily, have very little time for a laundrymat and don't really have the $$ for a dryer right now. I am also not interested in buying/installing and being saddled with moving a dryer when I leave. Thank so much in advance!


Asked on 12/14/15, 1:10 pm

1 Answer from Attorneys
Scott Riddle Law Office of Scott B. Riddle, LLC

He thinks your broke it. You disagree, and base most of your post on ignoring his position saying he has to provide a dryer and how you are not responsible for repairs (and commenting about a tax write-off that shows a lack of understanding of basic finances of a business owner). Work it out with him, find a cheap used dryer and offer to split the cost, or continue to stand firm that you did not damage it and he owes you a dryer and see where it leads. Once you get to legal arguments over an old dryer about moving out, terminating the lease, getting evicted, and so on, you've probably lost the war.

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Answered on 12/14/15, 1:36 pm


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