Restoration/Plumbing may force tenant out for awhile
Investor · Pittsburgh · Member since 2018 · 34 posts · 13 votes
Restoration/Plumbing may force tenant out for awhile
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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
3yQuote from @Frank Jennings:
A plumber can cut the ceiling open and repair the leak in a few hours. The bathroom will be fully functional when he's done, so no need to relocate. Drying the unit out can happen in 1-3 days, depending on how bad it is. Patching and painting will take a couple days, a couple hours each day. No need to relocate. It's an inconvenience, but the exact same inconvenience you would deal with in your personal home.
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- Investor · Akron, OH · Member since 2016 · 2k+ posts · 4k+ votes3yDo you require renter's insurance? Does the tenant have renter's insurance? If so it may cover this cost.
I would not volunteer to put a tenant up for a problem that was not caused by my own negligence. I guess whether you need to do so partly depends on the laws in the state where you operate. It's possible that if your negligence did cause the problem, your insurance might cover the cost of temporary lodging for the tenant.
I've had issues with leaks from above, mostly we just make every effort to get it fixed as quickly as possible... my tenants in this position, while (understandably) annoyed, lived with it while we got it fixed asap because if they had insurance they either didn't have the deductible or didn't want to pay it or couldn't take their pets to a hotel so they preferred to stay. We never had a restoration company. We just took out the ceiling and got a plumber and put back in a more removeable ceiling. - Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes3yUnless you've got a property with rampant black mold or something, I don't really see this as being a relocation issue. If you've got your contractors in a row this should be a reasonably fast repair, and if the tenant objects to cooking in a microwave in the living room for a week while you get repairs done then he should consider renting his own hotel room on his own dime. Unless your lease says so (and if it does you need a new lease!) you're not responsible for inconvenience expenses to the tenant for something not due to your negligence - and I would consider having to use a hot plate or a microwave in the living room for a week an inconvenience, not an "unlivable" situation - if he went to stay in a hotel, is he going to be cooking 4 star meals there? No, he's going to be eating out every day.
If you want to be a nice guy, buy him a hot plate or give him 50 bucks to help cover a few Chinese take-out meals. The main thing is make sure your contractors don't BS around getting the leak fixed and drywall repaired.
Once you have the ceiling/wall opened up and leak stopped, you toss out any insulation and wet drywall. The wood is going to dry in no time if you have climate control, so it's not like you have to sit there waiting for a week to start putting up drywall.
Last note: 20 years ago I had a massive flood in my own house. A million (yes you read that right) gallons of water leaked in my basement and a few upstairs room when my heating system failed in the dead of winter in a major cold freeze while I was living in another state. The water damage destroyed all of my downstairs drywall and flooring, bathroom vanity & cabinets, most of my heating ductwork, etc. The water formed a glacier on my outside wall that was about 2 feet thick and 5 feet wide. My insurance company called in a restoration company, who called in a water remediator, and in a week virtually the entire house was back to normal except for a few finish issues. So you can surely get this done in a week.
Skyline Properties - Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes3y
Quote from @Frank Jennings:
A plumber can cut the ceiling open and repair the leak in a few hours. The bathroom will be fully functional when he's done, so no need to relocate. Drying the unit out can happen in 1-3 days, depending on how bad it is. Patching and painting will take a couple days, a couple hours each day. No need to relocate. It's an inconvenience, but the exact same inconvenience you would deal with in your personal home.
The DIY Landlord Book4.7248 Reviews - Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes3y
Quote from @Frank Jennings:
I have a leak above the kitchen in a rental that's coming from the bathroom somewhere. It is leaking through the light fixture in the kitchen and dripping down. There is water damage to the ceiling and bulkhead. Consequently, I have to have a restoration company come out, open everything up and let it dry, have a plumber fix whatever is going on, and then get it sealed back up.
My main concern is the tenant. He is a very anxious person and this isn't going to help. This might involve him having to go somewhere to stay, like a family/friends house or hotel during this time.
So for everyone that has gone through something similar, how have you handled things with the tenant to make it go smooth. Did you volunteer to put them up somewhere or tell them to just be gone for awhile? And any other advice in terms of how to handle it. Thank you.
Its a simple fix, " restoration co " its a handyman job, 200- 300 MAX. Its probably the wax ring in the toilet 10 bux, or shower body,$150 really not a big deal. We do about 20 of these a month, takes a few hours. Simply cut out the sheetrock, not even once piece its only 10 bux . Folks if you read my posts, this is just another reason everyone should hire a PM co. This is a small issue, that can be resolved in a few hours. Of course, the down tenant will have a piece of sheetrock that will need two days or so to paint, but the leaking is fixed, thats all they really care about
- Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes3y
Quote from @Nathan Gesner:
Quote from @Frank Jennings:
A plumber can cut the ceiling open and repair the leak in a few hours. The bathroom will be fully functional when he's done, so no need to relocate. Drying the unit out can happen in 1-3 days, depending on how bad it is. Patching and painting will take a couple days, a couple hours each day. No need to relocate. It's an inconvenience, but the exact same inconvenience you would deal with in your personal home.
EXACTLY1!! SO many make such a small issue into a big one. IMO its because the plumber is making it into a big deal and this person has no experience and being taken advantage of. Like those paying 3500 to replace a small furnace when the material is $700 or so and takes a day.
- Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes3y
Quote from @Jill F.:
Do you require renter's insurance? Does the tenant have renter's insurance? If so it may cover this cost.
I would not volunteer to put a tenant up for a problem that was not caused by my own negligence. I guess whether you need to do so partly depends on the laws in the state where you operate. It's possible that if your negligence did cause the problem, your insurance might cover the cost of temporary lodging for the tenant.
I've had issues with leaks from above, mostly we just make every effort to get it fixed as quickly as possible... my tenants in this position, while (understandably) annoyed, lived with it while we got it fixed asap because if they had insurance they either didn't have the deductible or didn't want to pay it or couldn't take their pets to a hotel so they preferred to stay. We never had a restoration company. We just took out the ceiling and got a plumber and put back in a more removeable ceiling.Insurance this is a few hundred max, and a couple hours ,
- Investor · Pittsburgh · Member since 2018 · 34 posts · 13 votes3y
Quote from @Bob S.:
Quote from @Nathan Gesner:
Quote from @Frank Jennings:
A plumber can cut the ceiling open and repair the leak in a few hours. The bathroom will be fully functional when he's done, so no need to relocate. Drying the unit out can happen in 1-3 days, depending on how bad it is. Patching and painting will take a couple days, a couple hours each day. No need to relocate. It's an inconvenience, but the exact same inconvenience you would deal with in your personal home.
EXACTLY1!! SO many make such a small issue into a big one. IMO its because the plumber is making it into a big deal and this person has no experience and being taken advantage of. Like those paying 3500 to replace a small furnace when the material is $700 or so and takes a day.
Yes Bob this all started with a plumber wanting to replace all the bathroom group drainage pipes over this leak. Insurance is paying for any restoration part and opening up of the ceiling so that's why I wanted to use a restoration company.
- Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes3y
Quote from @Frank Jennings:
Quote from @Bob S.:
Quote from @Nathan Gesner:
Quote from @Frank Jennings:
A plumber can cut the ceiling open and repair the leak in a few hours. The bathroom will be fully functional when he's done, so no need to relocate. Drying the unit out can happen in 1-3 days, depending on how bad it is. Patching and painting will take a couple days, a couple hours each day. No need to relocate. It's an inconvenience, but the exact same inconvenience you would deal with in your personal home.
EXACTLY1!! SO many make such a small issue into a big one. IMO its because the plumber is making it into a big deal and this person has no experience and being taken advantage of. Like those paying 3500 to replace a small furnace when the material is $700 or so and takes a day.
Yes Bob this all started with a plumber wanting to replace all the bathroom group drainage pipes over this leak. Insurance is paying for any restoration part and opening up of the ceiling so that's why I wanted to use a restoration company.
HELL NO!! This is a minor issue fixed in a couple hours , if that. I will bet it's the wax ring on the bowl, $10 , or the shower body 150, I assume you checked the P TRAP, so what else could it be ? Even if somehow a pipe bust, so what, its $10 for material and then replace the sheetrock, You are 100% being taken advantage of, ANOTHER reason everyone needs PM
Good luck
- Investor · Akron, OH · Member since 2016 · 2k+ posts · 4k+ votes3y
Quote from @Bob S.:
Quote from @Jill F.:
Do you require renter's insurance? Does the tenant have renter's insurance? If so it may cover this cost.
I would not volunteer to put a tenant up for a problem that was not caused by my own negligence. I guess whether you need to do so partly depends on the laws in the state where you operate. It's possible that if your negligence did cause the problem, your insurance might cover the cost of temporary lodging for the tenant.
I've had issues with leaks from above, mostly we just make every effort to get it fixed as quickly as possible... my tenants in this position, while (understandably) annoyed, lived with it while we got it fixed asap because if they had insurance they either didn't have the deductible or didn't want to pay it or couldn't take their pets to a hotel so they preferred to stay. We never had a restoration company. We just took out the ceiling and got a plumber and put back in a more removeable ceiling.Insurance this is a few hundred max, and a couple hours ,
Well if he's lucky it is. In my reply, I was assuming that he had already determined that he has a major issue since he was calling a restoration company. But perhaps the OP had not; In any event, in an old building with galvanized plumbing, a small issue can turn into a major problem pretty quickly. Many plumbers won't even touch the stuff, it's super risky and they'll only re-pipe. Guess how i know.
- Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes3y
Quote from @Jill F.:
Quote from @Bob S.:
Quote from @Jill F.:
Do you require renter's insurance? Does the tenant have renter's insurance? If so it may cover this cost.
I would not volunteer to put a tenant up for a problem that was not caused by my own negligence. I guess whether you need to do so partly depends on the laws in the state where you operate. It's possible that if your negligence did cause the problem, your insurance might cover the cost of temporary lodging for the tenant.
I've had issues with leaks from above, mostly we just make every effort to get it fixed as quickly as possible... my tenants in this position, while (understandably) annoyed, lived with it while we got it fixed asap because if they had insurance they either didn't have the deductible or didn't want to pay it or couldn't take their pets to a hotel so they preferred to stay. We never had a restoration company. We just took out the ceiling and got a plumber and put back in a more removeable ceiling.Insurance this is a few hundred max, and a couple hours ,
Well if he's lucky it is. In my reply, I was assuming that he had already determined that he has a major issue since he was calling a restoration company. But perhaps the OP had not; In any event, in an old building with galvanized plumbing, a small issue can turn into a major problem pretty quickly. Many plumbers won't even touch the stuff, it's super risky and they'll only re-pipe. Guess how i know.
I do/ run about 30 handyman jobs and 15 rental turns a month, I would bet this is just a flange/ wax ring or the shower body. Again if a pipe somehow burst, not a big deal easy fix, even if you have to run all new piping, its Pex very cheap, still minor. his guy is being taken advantage of big time.
All the best
- Investor · Akron, OH · Member since 2016 · 2k+ posts · 4k+ votes3yPex is cheap but plumbers aren't. I have run my 59 units for the last 6 years-- without nearly so many turnovers- but I *HAVE* completed 34 full kitchen and bath renovations during that time so you can be sure that I have a pretty darn good idea about how much work costs in this market. You are making a hasty assumption with incomplete information.
Quote from @Bob S.:
Quote from @Jill F.:
Quote from @Bob S.:
Quote from @Jill F.:
Do you require renter's insurance? Does the tenant have renter's insurance? If so it may cover this cost.
I would not volunteer to put a tenant up for a problem that was not caused by my own negligence. I guess whether you need to do so partly depends on the laws in the state where you operate. It's possible that if your negligence did cause the problem, your insurance might cover the cost of temporary lodging for the tenant.
I've had issues with leaks from above, mostly we just make every effort to get it fixed as quickly as possible... my tenants in this position, while (understandably) annoyed, lived with it while we got it fixed asap because if they had insurance they either didn't have the deductible or didn't want to pay it or couldn't take their pets to a hotel so they preferred to stay. We never had a restoration company. We just took out the ceiling and got a plumber and put back in a more removeable ceiling.Insurance this is a few hundred max, and a couple hours ,
Well if he's lucky it is. In my reply, I was assuming that he had already determined that he has a major issue since he was calling a restoration company. But perhaps the OP had not; In any event, in an old building with galvanized plumbing, a small issue can turn into a major problem pretty quickly. Many plumbers won't even touch the stuff, it's super risky and they'll only re-pipe. Guess how i know.
I do/ run about 30 handyman jobs and 15 rental turns a month, I would bet this is just a flange/ wax ring or the shower body. Again if a pipe somehow burst, not a big deal easy fix, even if you have to run all new piping, its Pex very cheap, still minor. his guy is being taken advantage of big time.
All the best
All the best to you as well. - Insurance Agent · all 50 states · Member since 2022 · 184 posts · 122 votes3y
@Frank Jennings As to the severity of the issue I cannot answer. However I can answer the insurance side. From your coverage standpoint if you have the proper insurance coverage (landlord/Dwelling policy) the cost of relocating a tenant due to an issue inside the property is covered. as well as the fix. Mold is not covered so it is imperative to remediate the issue quickly and also make sure that when you find out about the issue you immediately start the steps to remedy the problem.
Your insurance coverage can also cover loss of rent if you have your coverage set up properly.
None of this would fall under a renters or tenants insurance policy as @Jill F. said. renters policies are to cover the tenants personal belongings, and some liability coverage. If the water damage is the tenants fault then it may cover the damage under their liability coverage
But how fast or slow to fix a water leak issue is entirely dependent on the size of the leak and the extent of the water damage.
- Investor · Akron, OH · Member since 2016 · 2k+ posts · 4k+ votes3yLoss of use coverage is no longer available to tenants in a renters insurance policy? Are you sure about that?
Quote from @Aaron Porter:
@Frank Jennings As to the severity of the issue I cannot answer. However I can answer the insurance side. From your coverage standpoint if you have the proper insurance coverage (landlord/Dwelling policy) the cost of relocating a tenant due to an issue inside the property is covered. as well as the fix. Mold is not covered so it is imperative to remediate the issue quickly and also make sure that when you find out about the issue you immediately start the steps to remedy the problem.
Your insurance coverage can also cover loss of rent if you have your coverage set up properly.
None of this would fall under a renters or tenants insurance policy as @Jill F. said. renters policies are to cover the tenants personal belongings, and some liability coverage. If the water damage is the tenants fault then it may cover the damage under their liability coverage
But how fast or slow to fix a water leak issue is entirely dependent on the size of the leak and the extent of the water damage.
- Insurance Agent · all 50 states · Member since 2022 · 184 posts · 122 votes3y
@Jill F. I guess more clarification would be good here. I was meaning from a landlords perspective. I apologize for that.
Loss of Use under a renters policy will pay the tenants additional expenses should they be forced to leave their rented property for a temporary reason. (the tenant is still expected to pay their regular living expenses including rent while they are out of the home, this doesn't always happen)
Loss of Use under the Landlords policy will pay the landlord for lost rent should a tenant have to move out or stop paying for a period of time.
Loss of Use under a Homeowners policy will pay for additional living expenses should the homeowner have to vacate the property or move items into storage after an accident. I had a water line break in my home once upon a time. We had to move out for almost 6 months while the property was being fixed and the rental we moved into didn't allow pets so we had to board our dog. Our insurance not only paid for the rental house, it also paid to board the dog. (the town we lived in was very small and had extremely limited rental properties)
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