Investor · NY · Member since 2014 · 67 posts · 24 votes
Hi all -
I have a SFR in each Dallas and FW which I've owned for about 18 months each. Thus far all has been well and I have not had any issues related to difficult weather and flooding. Today my property manager e-mailed me out of nowhere and said the intense rains are seeping into the homes - damaging baseboards and seeping through the windows. This came as a surprise to me as I have yet to hear a single peep from them; not to mention I emailed a few months ago specifically asking if the properties had been impacted by the rains at all and was assured all was in good order.
In any case, attached to the e-mail was a quote from a contractor to install a "full gutter system" - "5" Seamless Gutters with 2x3 Downspouts 263 LF"
The property is 1700 sq ft and the quote if for $1276. If anyone has feedback on (a) how important gutters are, particularly this area of the country and (b) the quote - or any other thoughts at all, much appreciated.
Investor · Spring, TX · Member since 2015 · 126 posts · 38 votes
10y
Kelcey Land Rebecca B. Stephen Gantz Fred Heller well I wanted to follow up. I got a quote for $3 per linear foot for seemless gutters including all labor, materials, downspouts, etc. for a 1,250 sq ft home I was quoted $800. Unlimited Rain Systems.
Flipper · Colleyville, TX · Member since 2014 · 59 posts · 23 votes
10y
Jason, if you plan on holding houses in the DFW area, gutters would help with more than the "reported" problem. Probably, the biggest benefit you'll receive is helping to protect your foundation. Foundations always crack in our area, and controlling the water is key. That being said, I have 2 suggestions. If you've owned the house(s) for 18 months, we had much more severe rain a couple of months ago. Either the property manager is asleep at the wheel *even after you asked for a damage assessment* or it's BS. The second thing I'd offer is gutters should be no more than $4 a foot especially if you're buying 2 systems! Feel free to contact me if you need a contact for cheaper gutters. In short, I would suggest you put eyes on the properties yourself, or have someone you trust do it.
Investor · Spring, TX · Member since 2015 · 126 posts · 38 votes
10y
Kelcey Land I'm interested in leads for gutters in north Harris / montgomery county. I was going to send you a DM but it wasn't an option. If you can recommend someone in my area and pricing that would certainly be helpful to me. Thank you in advance.
Steven
Real Estate Agent/Property Management · Houston, TX · Member since 2014 · 1k+ posts · 827 votes
10y
@Jason A. Gutters are more to protect the foundation than keeping water out of the house.
As far as the other issues, I have experienced water seeping through windows, but that's only when the storm is so bad that the rain was literally hitting the window at almost a 90 degree angle.
Rainwater seeping through the walls and damaging the baseboards? That's a new one on me. Unless you have standing water outside the house or have a really leaky house.
Gutters are really cheap. $1200 seems like a reasonable price for that size of a house. But I would definitely want a couple of quotes. I always go to HomeAdvisors.com when I'm looking for projects like this.
And @Steven Anderson I would suggest the same thing for you. Go to HomeAdvisors.com and they'll send you several contractors who do that kind of work.
Investor · NY · Member since 2014 · 67 posts · 24 votes
10y
thanks to @Kelcey Land and @Fred Heller - very helpful. I will work to try and assess the damage as best I can (via my property manager) and also obtain two - three quotes before moving forward. Cheers.
Investor · Century, FL · Member since 2015 · 950 posts · 603 votes
10y
It's worth putting gutters up not just to channel rain away from foundations, but also as a preventative for termites, and it's very much our next expense on a bunch of houses.
Essentially, no gutters allows a nice continuous source of water for termites around the house, whereas gutters channel it to specific locations and in many cases away from the house. Iirc termites require a water source.
(I don't mind being wrong on this btw, it's something I've heard, not something I've proven.)
Investor · Spring, TX · Member since 2015 · 126 posts · 38 votes
10y
Kelcey Land Rebecca B. Stephen Gantz Fred Heller well I wanted to follow up. I got a quote for $3 per linear foot for seemless gutters including all labor, materials, downspouts, etc. for a 1,250 sq ft home I was quoted $800. Unlimited Rain Systems.