Questions about Renting and Sanitation Code in Massachusetts/Boston-long

Factual Questions
1

These questions sprung out of this thread in IMHO, where I detail some problems with my new apartment that the landlord is reluctant to fix. Basically, for those who do not wish to read the link, I have a burner unit that has, in the past, set fire to the wall behind it (there’s a large burn mark) and really horrible, nicotine-stained paint with several large chips. A recent trip to the apartment (I’m not living there yet, but I have the keys) has revealed that the fire-starting burner does not work, for undetermined reasons as I’m not an electrician (ie, it may be deliberately turned off to avoid more fire or it may just be broken, I can’t tell).

Now, some Google searching has brought me to many links about what a landlord in Massachusetts is required to provide under Sanitary Code. Basically, I’m trying to find a way to force them to repair the kitchen before July or possibly later, which is their timetable. According to my boyfriend, who also rents from them, they’re pretty notorious for promising and never delivering on “unnecessary repairs”.

Now, according to this link which is a checklist of things that a housing inspector might look for as code violations, possible violations include:
[ul]
[li]Kitchen sink, oven or stove not in working condition[/li][li]Stove and oven supplied in good condition (unless written agreement specifically requires tenant to provide)[/li][li]Improperly installed or maintained electrical, plumbing, heating or gas burning facilities that may cause fire, shock or other damage (this is in the list of serious violations; the others are of the “must be repaired within 5 days” variety)[/li][/ul]
I don’t want to call a housing inspector yet, especially as I have to make the landlord/his agent aware of the violations first and give them adequate time to repair them. Basically, I want to go down to the rental office and make them aware that I know these things violate code, and that I am willing to call a housing inspector if they don’t decide to repair more promptly than “July, maybe.”

However, I’m not sure if a stove that has been known to set fire to the wall qualifies as an improperly installed device (third one above), and since the 1 other burner does work, I’m not sure it violates #1 above. It probably violates #2 above no matter what, but basically, I want some reassurance that this does violate something, so that the rental agent doesn’t laugh my threat right out of the office. Is there any way to be sure, short of calling the housing inspector for real and seeing if they agree?

Additionally, on the paint angle, another poster in the linked thread suggests that the city of Boston has a law that requires repainting between tenants. Before I would trot this out I want to make sure it’s correct, and I can’t find anything about it. I work in a law library and can probably do the research for this myself with a little guidance, but I don’t even know where to start looking for such a law/statute/whatever.

Finally, does anyone know of a good cleaner to remove nicotine from walls? :wink: If he won’t paint right away, I want to at least try washing the walls to see if it helps.

Thanks in advance.

P.S. Photos of the apartment overall and the damages can be scanned Monday and posted online, if that would help in any way.

2

Speaking as a property manager, I have to tell you that you had lots of good advice in your original thread.

Yer stressin’ too much on this, as it seems you have not tried the direct approach and immediately ask the property manager to fix the deficiencies. Do it in person, or on the phone if you are easily intimidated and follow up your request in writing to the company.
Your stove needs to be fixed. Notify your property manager at once that it is inoperative and has apparently already caused a fire. You should expect immediate response on this issue.

I don’t know about Boston but I have never heard of any place that required repainting after every tenant, that would border on the ridiculous. I’m not saying your walls don’t need paint, but many places turn over once a year or even more frequently and rent would have to cover the major expense of that frequent painting. If there is no damage to the walls, and proper paint in used they will stand up to many washings. If you want to wash your own walls, use TSP (tri-sodium phosphate) and hot water, available in any hardware store. The walls need to be washed before they are painted anyway.

3

I agree with Bare. You’ve already spent too much time and effort on this problem. These are things that can be fixed. It is not worth the legal wrangling, research, phone calls, threats (your word), and general bad feelings that it is causing.

People can talk and work things out. People can be reasonable. Call Stan and explain that you’re upset about these things that you’ve found and you’d really like him to take care of them soon. Set a date where you can meet at the apartment and have the work done.

I take it you didn’t like my beer suggestion…it was serious…but if it’s not your style forget it. However, it can be taken as a metaphor if you like. Be nice, explain the situation, and ask for his help in solving the problems. Then go on with your life.