My question involves a condominium located in the State of: IL,Chicago-cook
I own a condo in a 4unit building, 2 floors high sidebyside. My unit is rented, The unit above me is rented. The unit next to me and above it have onwers living in them.
On the 25th of this month my tenants called me about water inside a light fixture (this is by the front door, once you enter the apt). I was there within 15minutes, sure enough the fixture is full of water. Tenants also showed me areas in the livingrm where there was water and damage. They also showed me damage on the bathrm walls and ceiling, main bedrm ceiling paint peeling (plus I didnt check everywhere, could be more). I went upstairs told the tenant there is a leak and he said "there is no leak here". I asked to check but found no leaky pipes, no water damage on walls or ceilings. I went to his next door neighbor but no leaks, new remodel year ago. My next door neighbor has no damage. The tenants above said they had to leave, I left everything for the next day. BTW The roof was completly redone couple years ago @ 10K+.
Yesterday I went back, cut a 1x1ft hole in my bathrm ceiling and turned the shower on upstairs, found no leaks, left hose on roof for hour, no leak. if it was plumbing it would leak everytime bath/kitchen was used. His bathrm leaked/damaged my bathrm ceiling/walls several times last year, it was a bad showerhead which I replaced. Only other cause would be if they dropped water but how is the damage so widespread. Their next door neighbor came down and saw the water on the first day (25th). Later that night she came down agian told my tenants she saw the upstairs tenants wife hanging a wet 4x6 rug on the back stairs to dry the day before (the rug is still there). I now believe his wife washed the rug and floors inside
. I left him a notice informing him there were no leaks and I think they had an accident, if there are any other leaks I would seak comp. for damages. He calls me and says im stupid and a liar, there are no leaks here, we didnt do anything, prove it, his landlord says same and is in Greece for couple months. This leak almost damaged my tenants home entertainment. if I dont seak comp. this time, next time they will do it again and say "PROVE IT". So Thats what I want to do now with your help
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I can cut a hole next to the light fixture and their framing/subfloors will show water marks I can take pictures of (I havent taken any pics but next time thats the first thing I will do). I believe the tenants should be liable to pay. What are my right in this case? Im young and I dont know about condo policy. Who pays for this damage, the insurance? (I think we all share same insurance). Ive had lots of damage from neighbors in diffrent buildings but never had to asked for comp. I will ask the assmnt. lady for any documents on condo by-laws and copies of the insurance. This is a small building I dont know how much theyre willing/can do.
Im getting estimates today, are estimates enough, I want to fix it myself and would ask for same amount as reasonable estimate. Ive spent thousands updating my unit to mint condition. I always said I would never be a slum landlord but now I know why there are so many.
Thanks all, will keep you updated

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