Tenant is refusing to pay his rent?

Just got a text from my tenant and he is refusing to pay his rent because he said he is waiting to long for thing's to be fixed. I bought a new washing machine because they broke it (with a bra wire). and just replaced the boiler, any repairs were done in 2 weeks. They don't pay the rent on time and is over a week late most months, what are my options?

Thanks for your help

Start thinking about getting rid of the tenant.

Keep it casual, "look you might be happier, somewhere else, with a different landlord, it doesnt seem to suit you".

If this isnt working time to go down the formal route.

Perhaps these people could give you some advice http://www.ipoa.ie/ or www.prtb.ie

If you run the search option in this forum and read through previous threads on this subject you should get plenty of advice.

You need to be very careful here that you do this correctly. That means doing it by the book via the PRTB rules. Sounds like your tenant knows his rights and you could be looking at him staying there rent free for a couple of years and you not gettting a penny. First step is to call to see him and try the nice approach. If you were late on doing the repairs, say no heat for 2 weeks he might be miffed if it was during the frost etc. Think of it from the tenant's point of view first. He has no right to with hold rent. Save the text message in case you need it. Do a search on here and also another website I think it's called landlords.ie