All Forum Posts by: Ben I.

@Olena M. I've done it on multiple properties. Are you doing this (A) a permitted unit in a multifamily zone or (B) as an ADU?

You don't want a separate water meter from the City - far better idea to have a single water service and install your own submeter.  See: http://www.jerman.com/dljmeter.html.  The City will require this if you're doing (A).

For electric and gas, it will take quite a bit of time and coordination.  Don't underestimate it.  For electric, your electrician will install all the hardware.  Once the City inspector passes electric, SDGE will also inspect, and then come set the meter.  Pretty easy.  

In any case, I'd highly recommend placing all your electric and low voltage cabinets in the same location on the property (I assume you have overhead service). 

For gas, your plumber will set the lines and do the pressure test, City will inspect, then SDGE will investigate the service line to the property. Assuming it's fine (about 30% of the time I've had to cut part of driveway and pay for work to be done on the line for one reason or another), they'll set the meter after everything has passed. Note that code for gas meters now is FAR more strict than when most property in San Diego was built - depending on location, expect moving of lines and/or bollard installation.

Last property I did I paid about $3500 to SDGE for 2 new electric and 3 new gas meters.  Fees are not linear.  The more expensive part is always the prep work related to the utilities.

Whenever I can get away with SDGE not adding meters, I do it myself.  Since I've already got private sub-metering for water use, I don't mind also reading my private gas and electric meters as well.

 Those sound like really good reasons to make AZ your home.  As with any area, make sure you do one of two things; either scout the area personally, or have someone here that you trust and/or knows the various areas, to guide you around the different pockets. 

The thing about Peoria is that much of it is so far north of the 101, and blended into Sun City (Retirement community).  Then the part Peoria the furthest South CAN be a little seedy (like along Grand Ave).  So, that leaves a very narrow windows of opportunity throughout those areas.

I like the area of Peoria that is near 83rd ave and Thunderbird.  That general area is nice.  It has great shops and restaurants just north on Bell, and it isn't too far away from Westgate, which is a HUGE outdoor mall and concert venue in Glendale.  I would be happy to further discuss if you want to PM me.  I don't want to distract from the Tucson dicussion the OP wanted to have. :)

 My mention was based on surprise that I could get $1,200 for a condo there and have a line of people waiting for it.  Typically, as you go further West (and South), pricing goes down.  Of course, there will always be pockets that stand outside of the area they are located in.  The condo we own falls within that pocket.  It was a pleasant surprise for us.  Most of our portfolio is located in Northeast Phx, North Scottsdale and Paradise Valley areas.  We expect those to have consistantly higher rental rates.

I love parts of Peoria.  But like any area, there are spotty places throughout.  What brings you to Phx?  And how did you happen to choose Peoria over other areas?

 Honestly, it will vary neighborhood by neighborhood. There are pockets in every city that you can find a deal like that. I have a condo in Peoria (of all places) that gets $1,200 per month and has @ $130k cost of entry for those units. So it really does just depend on the area. I would be happy to work up some areas with you and help you evaluate any deals that might make sense for you. 

Regarding your tax question, that does sound right. Our taxes are pretty reasonable here (don't tell the city) lol.