Q: We signed a two-year lease for a four-bedroom, two-bathroom house and moved in on May 1. Since moving in, we have experienced a series of issues ranging in severity. Overall, our landlord is not communicative and all of the issues have yet to be resolved.

Some of the minor issues consist of the dishwasher and the air conditioner not working. However, someone is coming out to look at the dishwasher tomorrow, and two people have been out to repair the air conditioner. One of those repairmen discovered a leak in the air conditioner lines and said they'll be coming back to fix it, but so far no update from our landlord as to when.

Some bigger issues consist of the plumbing and an invasive species that has taken over the yard. The main line in the house is clogged. Since we moved in we have been unable to use the downstairs bathroom at all, and when showers are taken or laundry is done, the shower in the downstairs and laundry room floor will flood. We alerted our landlord of this issue two weeks ago. Roto-Rooter came out and unclogged the line but informed us that it will clog again in two to three days unless addressed. They are waiting on approval from the landlord to fix this clogging problem permanently.

Another problem is the Japanese knotweed that has taken over the yard. While lawn maintenance is our responsibility, there is no way we could have known the extent of this issue when we signed the lease in March. Since moving in, it has grown from 1 foot to probably 10 feet and has completely taken over a path on the side of the house. I alerted the landlord of this issue, and he said he was aware of it and that he thought it was just a bush. I asked him to take care of it and then we would maintain it with Roundup afterwards. I have received two bids for the removal, but he needs to approve and pay for it.

What are your thoughts on our situation and how should we proceed?

A: Every landlord in Minnesota must comply with the covenants of habitability, which consist of keeping the rental in reasonable repair and fit for the use intended, and compliant with safety and health codes. If a tenant performs any maintenance work, such as mowing or shoveling, the tenant must be compensated for the work and the agreement must be in writing. Many landlords will include it in their lease or as an addendum, and indicate what they are compensating their tenant for performing the work, such as $100 lower rent payment each month for mowing or shoveling.

Since you attached your lease with your question, I reviewed it for you and noticed it doesn't include a provision for you to be compensated for performing any maintenance work, so you should let your landlord know that should be added to your lease. Even though air conditioning and dishwashers are considered nonessential repairs, since the rental home came with these items, the landlord must keep them working properly.

Since you just moved in, and your landlord is attempting to make the necessary repairs you are requesting, you could continue to work with him while he is trying to get the appliances, plumbing and yard fixed. If the repairs aren't made to your satisfaction, you can file a rent escrow action. In Minnesota there is a law that states tenants can write their landlord (e-mail is good if that's how you usually communicate with him) listing the repairs that need to be made. If those repairs aren't made within 14 days of that letter, the tenant can file a rent escrow action in the county where they live. A court administrator can assist you with filing the paperwork. In that paperwork you can ask that your lease be terminated early due to flooding, broken appliances and any other problems. You would attach your 14-day letter you sent the landlord along with any evidence such as photos, and also place your rent with the court if any is due at the time.

Kelly Klein is a Minneapolis attorney. Participation in this column does not create an attorney/client relationship with Klein. Do not rely on advice in this column for legal opinions. Consult an attorney regarding your particular issues. E-mail renting questions to kklein@kleinpa.com, or write to Kelly Klein c/o Star Tribune, 650 3rd Av. S., Minneapolis, MN 55488. Information provided by readers is not confidential.