All Forum Posts by: Richard F.

Aloha,

How long have you been a Tenant there? Did your contractor write a report of his professional opinion of findings? With regard to LL/Tenant issues, "talking" means NOTHING. Put things in writing, and without emotion, whether complaints or agreements of any kind.

Has the property been inspected by the Owner, PM, or a representative at least annually? Have there been any issues with the door operation...jerky, or panels not properly aligned, or unusual or loud noises? Was a "condition" form completed at move in, with photos of conditions? Did you notify the LL in writing of the failure or any issues noted during prior operations, within a reasonable time?

Aloha,

You need to get written confirmation from each Tenant regarding items/areas within the garage that are "theirs". If you do not, it could end up ALL being yours...to dispose of, or to secure and store in accordance with local law to dispose of. You might even have some hazardous materials to deal with. The local LL/Tenant laws will explain the time frame for notice, IF it is actually addressed in one or more individual Rental Agreements. However, Storage spaces, or garages, are NOT residences, therefore usually not subject to LL/Tenant laws when under separate contract. It is very important to learn what type of agreement they might have currently...just verbal, or totally uncontrolled, or ? If the space(s) are included on any agreements, it will need to be handled as a normal Tenant termination/eviction.

Going forward, you would be best to specify either parking or storage spaces to rent, via separate agreement, only to your residential Tenants on the property. This gives you leverage to force a move when you terminate the storage/parking space without requiring a residential eviction.

Aloha,

For MANY years, in HUNDREDS of low end, and Section 8 properties as well as "average" rentals, we installed Vinyl Composition Tile...Armstrong such as this:
https://www.armstrongflooring.com/commercial/en-us/products/...
We standardized on a few tiles that could be coordinated into patterns or checkerboards, or just solid. Easy to install, with proper preparation, and VERY durable. This is the tile that is in the Kwik E Marts, your Doctors offices, supermarkets, and other high traffic locations. You just need to learn how to properly strip, wax, and buff back to that high gloss finish with a commercial power floor buffer and the correct cleaning/waxing products. You can restore the worst looking floor back to new when the Tenant vacates. And charge them the cost to do so (a few hours labor). I have properties here that we installed over 15 years ago and STILL look very nice and rent well. Although we now are using LVP, I have doubts it will hold up as well, but only time will answer that...

VCT flooring can certainly be gouged or have other damage, BUT it is a solid material about 1/8th inch thick. To restore the shine you just polish down to "clean" material again. Worst case, you can heat up an individual tile and release it from the adhesive to replace it. You DO need to watch the "dye lot" numbers though, or you can get noticeable mismatch. (We bought the stuff by the pallet full...)

Sheet vinyl, while certainly less expensive, tears; is very thin with usually a black backing that shows through with just minor damage, and often creates tripping hazards. You can either spend less and change out frequently, or install something much longer lasting.

I will just add a comment about carpet. I NEVER understand why Owners often put in a solid color, or those super cheap, flat carpets! One spill and you have stain that will look bad for years, even if only a light stain. When I must use carpet, I always use a multi color plush. They will hide stains very well for a reasonable number of years. Most is now being replaced with the LVP however.

Aloha,

I don't know how one person spends $50 at ANY landromat. Even here in paradise it's only $1.50 a load in my building. I think you are crazy discounting $400, although I would suggest finding better qualified techs. You should have just picked up a basic unit at HD and been done with it in a day. Work out the warranty replacement separately and put one of the washers in another property or storage.

The main piece of missing info is...what does local LL/Tenant law state regarding repair timelines? Some are very specific, but are dependent on making the proper efforts. It sounds like under the circumstances, you are just working with a whole bunch of irresponsible clowns. Be sure to find out exactly what is "broken", then research to see if this is common for the model or for Samsung. Write the Regional rep detailing the timeline and missed appointments of their people, and the resulting dismay of your customers. Maybe they'll throw you a bone.

In the future, NEVER offer/agree to pay/reimburse/discount/trade or otherwise compensate a Tenant for any specific amount until AFTER the fact and you actually know REAL costs involved for all parties.

Quote from @Summer Chen:

Thank you all for the insights. 

@Richard F. I'm very appreciative of the helpful details. If we rent room-by-room, should we not allow any pets? The risk of one renter's pet attacking another renter is always a possibility even if it is prescreened as a "good pet". An insurance agent mentioned that a landlord paid high price when this happened in his property. Also, how to deal it when an emotion support animal is requested when there is no pet policy? Is it illegal to turn down the application when ESA is requested? A landlord reported that a renter committed suicide and he should have been more alert when an ESA was requested. 

Thank you.

 It is difficult enough to get human housemates to get along and clean up after themselves. I would not add pets to the mix.

As I stated above, if you have a No Pet policy, you should ALSO establish an Assistance Animal Policy that applies to Service Animals, Emotional Support Animals, Comfort Animals or any other name for a Non Pet. If you are allowing pets, but being very restrictive as to type, size, etc. you should still develop an Assistance Animal Policy to maintain reasonable control over the situation. Of course with a full "pets" allowed property, you STILL want some rules in place for animals, along the lines of what I mentioned for the Assistance Animal Policy. There really is nothing there that is not simply respecting others on the property, and ensuring the health of the animal.

In most cases it is illegal to just deny an ESA request, but there are exceptions known as "Mrs. Murphy's exemption"...google it.

Aloha,

What do local LL/Tenant laws require with regard to return of deposit? What is the penalty for NOT making a good faith effort to fulfill those requirements?

Typically you should have documentation (photos and written checklist) of the move IN condition, signed by the Tenant. You should have similar documentation of the conditions at move out for comparison. You also cannot generally just pick an arbitrary amount to deduct from SD...you need actual paid invoices for materials, and/or third party estimates. Judges rarely place any value on your personal hours spent with turnover repairs. There is usually a specific timeline for providing an accounting of any deductions, which you need to send to the Tenant. If they did not provide forwarding info, send it to their "last known" which would be the rental. When it arrives, keep it, unopened, in your Tenant file in case you need proof later that you did make that good faith effort.

If you/your contractor left cabinets outside in the elements unprotected, that would be your choice, not Tenant fault, and certainly no grounds for deduction a year later. Managing Rentals is a business, you need to start treating it as such, and take the emotions out of it.

Aloha,

I really would be curious why so many LL's have had such awful experiences with laundry equipment. I don't recall EVER having to "constantly" repair machines. Of course, I also do not buy used machines, or have any 30 year old machines. We have multiple properties that have coin-op machines for the Residents use, where there are no options for individual sets. Extremely rare to have a service call on them, other than not pulling the coins soon enough!

I don't view them any different than a refer or range, and laundry equip usually far outlasts either of those. Service calls for ANY appliance are expensive, but plumbers and electricians charge $150 or more just to show up too. Appliances are generally far more technical and do not have parts available as easily as the plumber or electrician do. The key is to have an appliance Tech that actually knows what they are doing. If you send a handyman for service issues, I can understand how you have multiple go-backs due to inadequate/incomplete troubleshooting, swapping parts from other used equipment vs. proper replacement with correct parts, and quite simply just not understanding the operation of the equipment.

Regardless of the type of appliance, my repair strategy is the same. For new properties, or new equipment, I always send a Tech out. Once they perform troubleshooting, they call me with verbal report and estimate, which generally is approved so they can make the repair while still on site. We keep records, including copies of repair invoices detailing the work and parts replaced.

For properties we have managed long term, we review those records, and usually still send a Tech to troubleshoot and estimate. However, whether or not we proceed is dependent on the history of repairs and age of the machine. It is uncommon to ever approve more than two repairs due to repair cost vs. replacement cost. Stacked W/D units will be more based on age for that decision, and type of repair needed. For a transmission, that is a no. Other issues, I reevaluate the expected cost. I also review the frequency of repairs, as sometimes you will have one that has cost more over a shorter term. Three repairs over 12 years is not an issue, but over 2 years would be.

Refers and ranges are generally a lower cost to replace, so it is rare to make more than two technical repairs to a particular item. Replacing coil burners and drip pans are routine "consumables" that do not count when considering replacement of the unit. Same for door gaskets on refers. They last a very long time typically. Routine maintenance.

We've been very happy so far with HD's Lifeproof. We've been putting it in for 4 to 5 years with no issues. Always a "wow" response by Tenants, Property Owners, and Buyers.

Aloha,

You would need to check local law, but typically it is the LL that must "maintain" any appliances, systems, and the exterior of the home itself. "Normal" wear and tear is generally not allowed to be charged against SD at move outs, either. Everything eventually wears out, you need to practice Preventative Maintenance to prolong the life of various elements, and replace them when they have reached their particular end of life.

Physical damage from misuse, or abuse, is a different subject. This includes plumbing stoppages caused by the Tenant, with any properly written Rental Agreement.

Tenants generally are clueless about how things work; what should be done; or who can properly do it. You do not WANT them making repairs to one of the most costly purchases of your life.

Aloha,

Have the daughter complete and sign an application with her full info; then just create a simple one page addendum to add her to the existing agreement. No need for an entire new Agreement...big waste of time, with or without adding the Daughter. Your Addendum does need to properly reference the original Rental Agreement, by the Document Title, Date, Address, and Parties to the original Agreement.

It is very difficult to successfully take someone to Court when you have no, or incomplete, info to try and track them down. What if Mom dies, and daughter moves in friends? You know nothing about anyone. "Wonderful" Tenants usually are fine...until they are not.