Need Advice- Too Expensive Bathroom Repairs

[Wendy Black]

We're in Phoenix and have owned a rental in Oceanside for quite a few years. It's a beautiful home (in Rancho Del Oro) and hasn't been vacant a day, but we've had several issues through the years with the plumbing. We were told it was construction in the entire subdivision. This time it's the tub that's rocking in the master bathroom on the second floor. We're told it wasn't installed correctely. It looked as if it just had to be regrouted, but no. One vendor quoted us $11k-$15k to demo it and do the necessary repairs and bring it up to code. We thought of having it converted to a one-piece acrylic or fiberglass shower and called Home Depot. They're still around the $15k.

Between paying for a family emergency and some remodeling on another rental, we literally can't afford it at this point. We were hoping we could've just done it for about $4k. (Yes, I know it's more expensive in SoCal.) We owe about $130k on this home that's worth north of $900k. We're not keen on getting a second mortgage. While we're raising the rent by a couple of hundred dollars, it's not even paying for the hefty repairs last year. 

My first question is does anyone know of someone more reasonably priced in the area who could come out and give the PM a lower quote? I suppose we could leave it as-is for the time being and not raise their rent by the $200 we had planned to until we could afford to repair it. There is another bathroom in the house. I certainly don't want to run up another $20k on a charge. We discussed selling or doing a 1031, but the commission would be about $50k, and we don't want to lose that now. 

Any ideas?

Thanks.

[Nancy Johnson]

Hi. You are getting good advice on here. I would like to add a couple things. First, get several quotes. Like 3-5 minimum from a number of sources. Remodeler, handyman, etc. The "rocking" you describe I am assuming is back and forth. That usually just means the stabilization method under the tub has shifted. A good handyman can check on that. Depending on when it was installed, it could have a stabilizing frame or could actually have sand holding it in place. Both can shift. That isn't a major repair. It could be pulled out and update the stabilization method and then put it back and calk it. Could be under $1-2k. Keep in mind I am not there and have not evaluated it. If it is the flooring leveling, that is another matter. But most likely just the stabilization.

Second, please join a local Real Estate Investor Association, aka REIA, in your area. They are cheap, good networking, and they will tell you who the good "investor" contractors are, those that don't charge retail for repairs because they work exclusively with investor properties. They won't be advertising online because they are already busy. Below is a group for one near your CA home. North San Diego Real Estate Group. Every large area will have several investor groups. Even in Phoenix. You won't feel so alone. And you learn a lot. Don't let people tell you this is a total rehab. I have done several dozen homes and this doesn't strike me as a total tearout. Good luck. 

Just saw this online that may help...from mybuilder.com regarding tub movement. The brackets are the stabilization I discussed above. 

"This can be rectified, by adding brackets under the bath and fixing them to the wall. Also a wooden frame would give you more support stopping the bath from moving. Then when re-sealing the bath, make sure it is half filled with water. This ensures that the bath is under load when the silicone is run round it, which stops it splitting when the bath is then full and a person sat in it....."  - mybuilder.com