Skip to content
×
PRO
Pro Members Get Full Access!
Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
Advanced networking features
Market and Deal Finder tools
Property analysis calculators
Landlord Command Center
$0
TODAY
$69.00/month when billed monthly.
$32.50/month when billed annually.
7 day free trial. Cancel anytime
Already a Pro Member? Sign in here

Join Over 3 Million Real Estate Investors

Create a free BiggerPockets account to comment, participate, and connect with over 3 million real estate investors.
Use your real name
By signing up, you indicate that you agree to the BiggerPockets Terms & Conditions.
The community here is like my own little personal real estate army that I can depend upon to help me through ANY problems I come across.
General Landlording & Rental Properties
All Forum Categories
Followed Discussions
Followed Categories
Followed People
Followed Locations
Market News & Data
General Info
Real Estate Strategies
Landlording & Rental Properties
Real Estate Professionals
Financial, Tax, & Legal
Real Estate Classifieds
Reviews & Feedback

Updated over 5 years ago, 06/14/2019

User Stats

59
Posts
11
Votes
Adam F.
  • Rental Property Investor
  • New Jersey
11
Votes |
59
Posts

Ceiling hole temporary fix

Adam F.
  • Rental Property Investor
  • New Jersey
Posted

Hey everyone,

My upstairs tenant had some leak issues from the attic this past week due to a leaky AC unit. The leak was just resolved, but as a result there are 2 big holes in the ceiling (about 1’x2’). The HVAC guy recommended waiting a week before officially patching the holes to make sure the unit doesn’t leak again.

I’m looking for suggestions on how to temporarily cover these holes for the tenant until I can get a drywall guy in to fix them. Right now I taped a garbage bag up there. Anything better I can be doing? Thanks.

User Stats

460
Posts
276
Votes
Steve DellaPelle
  • Rental Property Investor
  • Salem, NH
276
Votes |
460
Posts
Steve DellaPelle
  • Rental Property Investor
  • Salem, NH
Replied

@Adam F. Has the tenant mentioned anything? If they are okay with the temporary garbage bag then you probably can get away with it until you decide to patch it up for good.

User Stats

4
Posts
1
Votes
Replied

Why not just screw new drywall in place, and wait to have your drywall guy mud it until the leak is surely repaired?  Measure the existing drywall (it will be 3/8", 1/2", or 5/8") and head to Home Depot or Lowes.  They sell 2'x2' pieces of drywall.  Get the same thickness you measured.  Use a keyhole saw to find the ceiling joists nearest the hole.  Measure the distance.  Cut the new drywall patch 1.5" bigger (just score the paper with a utility knife, snap the board at the line, and cut thru the tape on the other side).  Hold it over the patch area and trace its outline on the damaged ceiling.  Cut out the area to be replaced with keyhole saw and utility knife.  Fasten with slightly countersunk 1 5/8" coarse thread drywall screws.  Enjoy your savings and aesthetically pleasing (well, more than a trash bag at least) patch!

BiggerPockets logo
BiggerPockets
|
Sponsored
Find an investor-friendly agent in your market TODAY Get matched with our network of trusted, local, investor friendly agents in under 2 minutes

User Stats

59
Posts
11
Votes
Adam F.
  • Rental Property Investor
  • New Jersey
11
Votes |
59
Posts
Adam F.
  • Rental Property Investor
  • New Jersey
Replied

@Steve DellaPelle @Aaron Sauer I ended up just taping / stapling some poster board over the garbage bags. Seemed like the cheapest and quickest fix until I can get the work done. Aaron thanks for the tips on replacing the drywall myself, however I'm going to hire it out.

I got an quote to repair and paint the 2 holes for $750. Does that sound reasonable?

User Stats

6,023
Posts
9,404
Votes
Dennis M.#5 General Landlording & Rental Properties Contributor
  • Rental Property Investor
  • Erie, pa
9,404
Votes |
6,023
Posts
Dennis M.#5 General Landlording & Rental Properties Contributor
  • Rental Property Investor
  • Erie, pa
Replied

Geez you could do this yourself in a couple hours and use that money for a better cause .No way I’d pay that . YouTube can show the whole process. It’s not hard nor costly to DIY this project 

User Stats

59
Posts
11
Votes
Adam F.
  • Rental Property Investor
  • New Jersey
11
Votes |
59
Posts
Adam F.
  • Rental Property Investor
  • New Jersey
Replied

@Dennis M. the problem is I’m going to be away for 2 weeks and need it done ASAP. JW what a fair price for something like this would be 

User Stats

59
Posts
11
Votes
Adam F.
  • Rental Property Investor
  • New Jersey
11
Votes |
59
Posts
Adam F.
  • Rental Property Investor
  • New Jersey
Replied

@Dennis M. I think if the unit was vacant It wouldn’t be as urgent and I would be more willing to learn on the job DIY, but with tenants in there I just feel I need it done quickly and right and am willing to pay. However 750 does seem high to me. May need to shop around

User Stats

6,023
Posts
9,404
Votes
Dennis M.#5 General Landlording & Rental Properties Contributor
  • Rental Property Investor
  • Erie, pa
9,404
Votes |
6,023
Posts
Dennis M.#5 General Landlording & Rental Properties Contributor
  • Rental Property Investor
  • Erie, pa
Replied
Originally posted by @Adam F.:

@Dennis M. I think if the unit was vacant It wouldn’t be as urgent and I would be more willing to learn on the job DIY, but with tenants in there I just feel I need it done quickly and right and am willing to pay. However 750 does seem high to me. May need to shop around

 Should take a day to cut and fit drywall with mud then another day to sand and finish . I’d say closer to 400$ but some contractors will want 300-400 per day so you gotta find a reasonable balance . Personally I hire a handyman at 15$ an hour or 140 a day 

User Stats

5,439
Posts
13,733
Votes
Jim K.#3 Investor Mindset Contributor
  • Handyman
  • Pittsburgh, PA
13,733
Votes |
5,439
Posts
Jim K.#3 Investor Mindset Contributor
  • Handyman
  • Pittsburgh, PA
Replied

@Adam F.

Just buy a sheet of drywall and cut two big squares out of it with a utility knife by scoring and snapping the drywall. Put the squares over the holes. Attach to the ceiling with 1 1/4 in. drywall screws. Then call a handyman who works by the hour, as @Dennis M. suggests. This is not a complicated repair.

User Stats

59
Posts
11
Votes
Adam F.
  • Rental Property Investor
  • New Jersey
11
Votes |
59
Posts
Adam F.
  • Rental Property Investor
  • New Jersey
Replied

Thanks for the advice. I may give it a shot. All three quotes came in at $750

User Stats

6,776
Posts
7,305
Votes
Matthew Paul#2 Contractors Contributor
  • Severna Park, MD
7,305
Votes |
6,776
Posts
Matthew Paul#2 Contractors Contributor
  • Severna Park, MD
Replied

To repair the drywall then paint ,I think the $750 is on the cheaper side .  1 trip to look at it , 1 trip to pick up materials and repair and 1st coat of mud , 1 trip for second coat of mud , and 1 trip to sand and paint the entire ceiling .  I would be quite a bit more .

User Stats

4
Posts
1
Votes
Replied

Skype to see the damage, bring common sizes of materials and quick drying 20 minute mud, get three coats on and sanded in one day. May even be able to prime and paint, or have owner hire a painter.

User Stats

44
Posts
49
Votes
Michael Simolke
  • Rental Property Investor
  • Asheville, NC
49
Votes |
44
Posts
Michael Simolke
  • Rental Property Investor
  • Asheville, NC
Replied

@Adam F. $750 wow way way over priced. Do it yourself in 20 minutes.

NREIG  logo
NREIG
|
Sponsored
Customizable insurance coverage with a program that’s easy to use Add, edit, and remove properties from your account any time with no minimum-earned premiums.

User Stats

44
Posts
49
Votes
Michael Simolke
  • Rental Property Investor
  • Asheville, NC
49
Votes |
44
Posts
Michael Simolke
  • Rental Property Investor
  • Asheville, NC
Replied

@Adam F. If you really aren’t comfortable doing it yourself, no problem.. figure out all the materials needed to buy them yourself and have them staged then pay someone by the hour who can do it in an hour. I buy the materials for all the work I have done. If your paying someone $80 an hour and they take an hour at Lowe’s and an hour “driving” your losing money. Always do as much as you can then let the pros make it sexy!