Landlord Issues - Phoenix,AZ

I would consider an appliance repairman. Maybe the issue is a a connection to/from the washer. If it's not draining properly, it might hold water and make a smell. Also, depending on the setup, the bubbles in the sink might be normal. Is this new or just something you newly noticed? You might also take a video of it. If the plumber was not there when the washer was running to see/smell it for himself, he may not fully understand the issue. I would schedule the visit when you have time to really talk to the guy.

You should also talk to neighbors. Find out if anyone else has that smell and if so, call the city.

The landlord has a legal obligation to address repairs. That's what your rent covers.

Instead of calling him, write a letter that says you've spoken to him X times over Y months about it, and if it's not resolved by him per the lease agreement within 14 days, you will contact your own plumber and deduct the cost of repairs from your rent. I think you can reference that you have called him and feel that it's no longer productive to do that because he screams at you, blames it on cats, and so on. Make your statements extremely matter-of-fact and do not exaggerate. Make it business-like and professional. You have a contractual relationship with the landlord - it's your lease. You are not at his mercy. Do NOT reference your pregnancy - it's irrelevant to the repair issue and just gives him an excuse to say that you're hormonal. (It may be why you don't want to listen to him, but it's not why your sink is bubbling.

I do think there may be value in contacting the city sewer department or the water department (if you are hooked up to sewer). Otherwise, if you're not on sewer but are on septic, I'd say your septic tank might need to be pumped if it can't handle the amount of water draining from the machine so fast, which would also be a landlord expense. However, it's curious that it doesn't happen when you run the shower - so that would point to a pipe problem in the area of the house where this occurs. In any case, you're entitled to repairs.

Take a picture of the suds bubbling up through the sink. Attach the photo to your letter (just print it on regular computer paper - don't bother getting a fancy developed photo). If you can take a video, do that too. If you are emailing the landlord vs. sending a hard copy, attach the video in addition to the photo.

If you can get someone from the water/sewer department there, then run a load of wash when they are present. They can observe the smell as well. Ask them outright if this is related at all to sewage - that's a health hazard. I think rotten eggs is a sulphur smell, right? So maybe you have sulphur in your water? Are you on a well or on city water? Those are all questions to ask the water department. You may also be entitled to free water testing from the city. Ask.

You have every right to deduct from the rent for your expenses, and if you have to go to a laundromat to avoid using the washer hookup provided. Do not be afraid of eviction - it's very very difficult to evict a tenant anyway (even one who's in the wrong), and he certainly can't do it over a disputed/neglected repair.

Good luck!

We just had a problem like this, it went on for a few years. We own our home and have a basement. I had rescue rooter out on a regular bases. They would do a cleaning and the problem would clear up for about 6 months. And then it would come back, well this past January we went thru our routine to no avail. My husband even tried snaking it, after about an hour we had MUD coming out with the snake. Turns out that the pipes had rotted away. We had to break up the basement floor and replace the pipes. (old iron ones) Call you local sewer/water company have them come out and run a camera. They can really tell whats going on, let them know you've already had a plumber out to the house and nothing could be found. It may not be your plumbing but the main line running along the street.

When your washer drains it fills the pipes that take the water to your sewer. Call the city and tell them of your problem. It's probably not in your pipes.

Dead animals under the house would stink all the time. Not having anything to do with draining water.

This is something you can treat also, put some draino down your drains that are gurgling. That will help clean them out.

This is the specific reason we have goosenecks on our drains, to keep the sewer smells from coming in and filling the house. You can google this question and ask "Why does my house smell bad when my washer drains" and get answers too.

It's something you, yourself, can take care of.

If the plumber truly didn't find anything when they looked down the drain then call the city and tell them you've had the plumber out and you're having this problem. They can check the trunk line and see if there's a clog in their system. If not then it's a pipe issue that you'll have to figure out. There are many helpful ideas in these links below.

http://www.plbg.com/forum/read.php?1,416919

http://www.askthebuilder.com/sewer-gas-smell/

http://jayewisdom.hubpages.com/hub/Phew-Whats-that-awful-...

http://answers.angieslist.com/When-washing-machine-drains...

http://inspectapedia.com/noise_diagnosis/Plumbing_Drain_N...

http://homeguides.sfgate.com/causes-toilets-gurgle-washin...

http://homeguides.sfgate.com/repair-gurgling-sink-37792.html

http://ths.gardenweb.com/discussions/2512551/washer-drain...

http://www.almanac.com/content/signs-drain-backups-how-un...

Drain or vent pipe blocked or connected erong if this is not a new issue. Call your town hall and explain the issue and ask them what they recommend. Sewer gasses can be dangerous. Your landlord is a cheap jerk.

Doesn't make a bit of sense. Your washer fills with water which doesn't effect the drains, it runs, then it drains and that is the only time it drains. The water coming out has no more volume than draining a tub, taking a shower. So no, I can't think of a thing that would cause that only when you are washing clothes.

Thing is the only thing that could make it back up into other pipes like that would be a sewer lateral or septic issue. In that case though it would happen when you shower and probably when you do dishes. Also for water to back up in other pipes the drain for the washer is fine.

If your landlord is cheap check the rules about your sewer lateral. Around here once you get outside your house there is a program, which you pay for through your sewer bill, that repairs the lateral, you only pay for any inside work. That way if your area is similar you can call him with I think it may be the lateral and they pay for part of it.

Sounds like the drainage pipe for the washer is broken and depending on where the brake is that can easily back up into other parts of the home.

In all homes there are drainage pipes and venting pipes (so the sewer gases to escape). Sometimes the venting pipes break and cause sewer gases to fill the home. Or the drainage pipes can break and the water/sewage will back up to another drain.

Is this an older home? Did t just start happening?
Keep discussing it with your landlord but don’t get nasty. Some landlords just don’t know how things work behind the walls. This pipe issue is probably underground where the plumber didn’t look. If they come back be sure to get them to check the drain from the washer, not the sink.

Sadly, not everything is an easy fix. Sometimes it takes some time to find the causes.

Use Drano on bathroom sink AND washer drain at the same time.
Then Super HOT water in both.

Otherwise, call a plumber and have them check your trap seals and plumbing vents.

I don't know what it could be, but it's not from a cat. What a jerk.

I think it's worth finding a new place to live. You don't need the stress of a landlord who yells at you, and who is generally combative. This won't be the last time he acts like a slumlord. I know moving is stressful and difficult, but it will be worth it in the long run.

I would call your city to find out if they can take a look or suggest something. Until you know the cause, do NOT use drano or other "pipe cleaner'. These are very caustic. If the pipe is blocked, then the Drano will not help. Then when the pipe is removed or what have you, the person ends up with Drano all over them. This happened in my home when a tenant used Drano and it was not a clog. The plumber ended up with Drano all over his hands and arms, luckily not on his face. Plus it can corrode the pipes if they are metal.

My father was an appliance repairman. This sounds like something he talked about. Call an appliance repairman to see what they say.

Vaguely, I remember something about the drain for the wash water being plugged. I would think the plumber could do this. Do you know if he did?

When my dishwasher drains and it backs up into the sink, I use commercial drain cleaner to stop it. You could try treating all the drains. I think treating the drains may be considered your responsibility. But not if treating drains doesn't help.

Be sure you can legally withhold the cost of anything you do from the rent. I have a friend with several renters. In Oregon, a renter has to pay the full rent. Otherwise it can be grounds for eviction after a court hearing.

I hate to say it but I think that the only "right" thing is for the landlord to take care of this. Which means you will need to deal with him. I agree with what Diane B said.

You sound like a very sweet girl and being pregnant on top of it, you may not find it easy. But this is your health and your family's health at stake here. It is important you stand up for yourself sometimes. This is definitely one of those times. You can do it! Just understand he's nothing but a big old mean man, and he can't hurt you. Once you realize that it might get easier. You can do it!!!

Here is where you stand legally: http://www.dca.ca.gov/publications/landlordbook/repairs.s...

Basically, you have options under the law. Being that the foul smell is likely sewer gas, and you are pregnant and have a young child, the landlord needs to fix this. It is a health and safety issue. If he refuses, you have the option to hire someone yourself, and deduct that from the rent (within limitations - read the link above for more info on that). Or, you can move out in lieu of making the repairs/deducting the cost from your rent. Even if you have a lease, if he is refusing to make repairs, you do have the legal right to move out regardless of the lease provisions.

The problem could be a broken vent pipe, a rotted drain line... who knows. I'm a construction manager, and I can tell you that Roto-Rooter guys are not generally experts in actual plumbing repair. They can clear blockages, but anything beyond that is usually outside of their scope of expertise. You need an experienced repair plumber, and it might take him some time to figure out where the smell is coming from. It would be best if he could arrange to come on a day when you can start the washing machine and show him what happens when the water backs up into the sink, the smell, all of it. If you need a suggestion for a reliable plumber in the LA area, let me know. I have worked with a few in that area who are pretty good, and have lots of experience with broken sewer lines, broken vent pipes, and that kind of thing. The fact that your home is on a raised foundation should actually make this a lot easier to figure out, which is good news.

Did he have an actual licensed plumber come in, or some technician from some place like Roto Rooter? There's a big difference in their skill set.