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Agree on the registered letter...and once you get an authority involved my guess is she'll get things fixed immediately. If it pisses her off so be it, you're obviously not liking living under these conditions as it is.
Also, I wouldn't contract any repair work unless she's authorized it or you have documentation of a formal request to have things fixed ahead of time. It's not that she won't reimburse, but she may actually use it against you if things got ugly...
-spence
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