All Forum Posts by: Adam A.

@Andrew Fidler FYI, Council Ludeman amendment to eliminate dust wipe is misunderstood. He's not proposing the elimination of dust wipes but when to enforce them. However, this will create a contradiction in the way the ordinance is written and implemented.  Also, his introduction of the amendment will not be for several months, if he'll act on it.

The Toledo leadership including the new mayor are in support of the ordinance. The new mayor flipped flopped depending on his audience. However, he is now in full support to implement it as he stated in the media last week.  

I've been doing business in Toledo for more than 25 years. It has been great for me and many other national and international real estate investors. It has been down but it's on the upswing and you can how downtown is flourishing.   

The amendment is not new!! I have been to every CC meeting and involved in negotiations with CC and LCHD on how to make it easier to comply from a landlord point of view. CC adopt 5 of my recommendations when the ordinance was amended last April. The dust wipes are here to stay.

Those who filed the lawsuit relying on fear mongering.  Due to the 7 days of lab results and another week to do do the report,  I've been telling all my clients for several months that I will not be inspecting after 6/15/18.  

I'm not here to advertise my service but to warn investors as I've not taken taken new clients in the last 3 months. My phone has been muted for about 2 months and I refer all new clients to other landlords who are inspectors. Prices range $200-$350. Some are gouging up to $550!!!

The city of Toledo is very serious about imposing fines and implementing the ordinance.  It's absolutely a business decision whether to comply or not. 

I've done more than 400 inspections including most of PIN and Toledo REIA members. Some PIN/REIA board members have complied and others not incompliance are limited to the rest of the board members.

Again, the ordinance is here to stay. So, adapt to how live with it. As I've always stated, my goal is to help other investors to comply which is absolutely simple. 

You're welcome to join councilman Ujvagi, councilwoman Harper and LCHD board member in this compliance discussion group. 

Adam Atassi

@Ashley Wright Per Toledo lead ordinance, If you have more than 10 properties, you have to inspect the first 10 and then you can file for an extension for the rest. You'll be given until 6/30/19 to comply for all the rest in tier 1.

If you have a property in the OWE, you can apply for a hardship program which may give you up to 18 months to comply.  Not even 1 OWE landlord filed for this hardship program.

IMO, the ordinance is here to stay. Even if the judge finds it unconstitutional, the city will find away to correct it and implement it. The politicians (including the new mayor), the large health institutions, all the religious groups and the university of Toledo are behind it.    

@VB Phom In the Toledo, Ohio area @Engelo Rumora is the king of turnkey properties. He has an excellent national and international reputation. I've seen his properties before and after rehab as he does a great job. 

Don't just take my word, but search his name here and Google it.

Good luck

AdamAtassi

@Brian Burke

@Ryan Pyle Ryan has done a good job answering your questions. I would like to add: 

• "How does a person remedy a failed test?
  --Only the area that failed needs to be abated, which would simply involve encapsulating the lead paint (properly scraping and painting it). " 

     A failed test most likely would be due to unclean surface (window sill, trough or floor) or not cleaning it correctly.  In my experience, I've had only 7 failed tests (out of several hundreds). 5 of them are due to unclean area and 1 had to repainted.  During the pre-inspection I explain on how to clean and address any lead hazards that might fail the dust sampling.

• If the property doesn't have wooden siding or windows, the maintenance and cost is a lot cheaper than what Ryan has listed. Vinyl/aluminum siding and vinyl windows and floors need to be cleaned before and on the same inspection day. Basically, the cost would be $200-$400 every 3 years (failed) and 6 years passed. 
• I would highly recommend staying from the historic Old West End (OWE) to invest. This area allows ONLY wood siding and windows to be installed. Cost of maintaining these properties is expensive.

I wouldn't discourage any investor from buying in Toledo due to this ordinance. Fear of compliance is a myth and it's very simple when it's explained correctly.

Adam Atassi 

Contact Angela Harding or Erika Duncan of the House Stop. They do a great job managing. They’re also both realtors and own a bunch of rentals. 

@David Hansen, I’ll explain it in more details tomorrow. 

@David Hansen rental properties 1-4 units built before 1978 can’t be rented, leased, subleased or sold unless they get lead safe certified. 

A property can be sold to as little my as it’s not being rented. So owner occupied or vacant properties can be sold. That’s in Toledo, however, there’s a plan to expand it throughout Lucas County.

@David Hansen There is no such a grace period at this time for tier 1 which will be in full effect 7/1/18. 

I can get the results back and do the report within 24 hours of inspection. However, it's more costly since the lab charges more.  

Post 7/1/18 LCHD will issue the 3/6 years certificate based on the date the inspector signed the report not when they received the paperwork.

I hope this helps.