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Updated over 3 years ago on . Most recent reply

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Rob Bianco
  • Investor
  • New York City, NY
55
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144
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Water Bills Getting Ridiculous.. What do I do?

Rob Bianco
  • Investor
  • New York City, NY
Posted

I bought a 4plex in December that has 1 water line so water is included into the rent and each building also has it's own coin operated laundry machines.

There are approximately 10 tenants in the 4plex and we've had a few turnovers the last couple months but water usage since June has nearly tripled. Unless one of my new tenants immediately started a laundry business I have no idea what's causing the increased water usage. I checked for water leaks and I had the city check for a meter leak and I couldn't find any culprit.

In January and February when we had full occupancy the 4plex used 17,000 Gallons each month however for June the building used nearly 35,000 Gallons. For July the building is on pace to hit similar numbers.

The building is 100 years old so I'm concerned about issues that maybe I didn't think about yet. What should I do?

Most Popular Reply

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Nathan Gesner
  • Real Estate Broker
  • Cody, WY
41,040
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Nathan Gesner
  • Real Estate Broker
  • Cody, WY
ModeratorReplied
Originally posted by @Rob Bianco:

I bought a 4plex in December that has 1 water line so water is included into the rent and each building also has it's own coin operated laundry machines.

There are approximately 10 tenants in the 4plex and we've had a few turnovers the last couple months but water usage since June has nearly tripled. Unless one of my new tenants immediately started a laundry business I have no idea what's causing the increased water usage. I checked for water leaks and I had the city check for a meter leak and I couldn't find any culprit.

In January and February when we had full occupancy the 4plex used 17,000 Gallons each month however for June the building used nearly 35,000 Gallons. For July the building is on pace to hit similar numbers.

The building is 100 years old so I'm concerned about issues that maybe I didn't think about yet. What should I do?

Talk to the utility provider to get some historical use. Look at the same month for the past few years to see if the water use spikes in the summer (unlikely). Even if every unit took two extra showers a day, every day of the month, it would still only jump your use up about 5,000 gallons. 

Figure out what average use is for every month, but specifically for this time of year, and you'll probably discover that yours is significantly higher than it has been. I have fourplexes with shared laundry that are using less than 10,000 gallons per month.

Once you confirm that, inspect every single unit yourself to determine if toilets are running or constantly flushing. Don't just ask the tenants because they may not understand or pay attention. I'd bet dollars to bagels that you've got a couple toilets that need attention and your tenants haven't reported it.

How do you combat this? First, find a way to educate your tenants on the cost of allowing a toilet to run. Second, consider putting  a "cap" on any included utilities. If average water use is $50 a month per unit, put a clause in your lease that says "water is included up to $75 per month. Any cost above $75 per unit will be passed on to the tenant(s) with their following rent bill."

  • Nathan Gesner
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