All Forum Posts by: Brandon V.

Hi All,

So I recently had a roof replaced that had two chimneys.  I had several quotes and many of them said it needed to be done and redecked and that the two chimneys should be removed as well because that is easier and better for future leaks, etc.  Well the lovely West Allis, WI inspector comes in and says well those chimney need to be put back or properly abandoned down to the basement.  The contractors only took off the chimney from the roof.  So basically he said I have two options: rebuild the chimneys or demo the chimneys all the way down to the basement and so it would it would require going through all four units.  What do you guys suggest I do or has anyone run into this problem?  Is there some way I can go above the inspector or get a new inspector?  Should I be the one paying the additional $7000 to rebuild the two chimneys, or it's really on the contractor right?  Is this an insurance type claim?  I called the contractor and he said it is very ridiculous as the gas appliances are property vented to the exterior now without using the chimney and the chimney is no longer being used.  The inspector says well in the future, If I sell the property, someone might be able to hook up appliances to the chimney and cause carbon monoxide issues.

Thanks,

Brandon

@Shane H. So October rent never came.  Went to the courthouse filed the eviction, learned the whole process.   Went to court I believe around October 30th and they didn't show up so I got an immediate writ to evict.  Set up the eviction date with the sheriff and movers for the following week.  Received a phone call three days later of the girlfriend crying and basically saying she had no idea, she has two kids and now with this eviction would have no where to go.  I told her the eviction is scheduled and could only be stopped if the full rent, full security deposit, all the court fees and associated fees were paid and everything was documented and signed and at least 24 hours before the eviction date.  Two days later she called again saying she was able to borrow money and put it all together, we met at US Bank and she handed over the full amount, was very sorry, and couldn't believe that her boyfriend would do this.  The eviction went through, only evicting him, I was there and able to take hold of the property again and changed the locks gave her new keys and we signed a new lease.  She later got a roommate and is currently still a tenant to this day.  

You guys have been very very helpful, thank you for all the tips.  I am going to map out the circuits so they have an idea of where to plug things in and get an electrician over there to do a full inspection and let me know what he thinks. 

Hi All,

I recently bought an older four family (in December 2018) built in 1897 and inherited all the tenants.  Each unit is 3 bedrooms one bath and three people in each.  One unit recently had one roommate move out and another one move in and she passed all the background and was fine with me.  Since her moving in though, she has been complaining about the circuit breaker continuing to trip.  So I went over there to look and noticed that the box was limited but newer and functioning just fine.  I go into her room and she has 2 fans going, an alarm clock, an Iphone charger, all hooked up to the same power strip and (the kicker) her hair dryer.  I tried to explain to her that she is overloading the circuit, that they only have 15 amp circuits in the bedrooms and that she can't be using her hair dryer with everything else running.  So she sent me this text yesterday:

 "I've been talking to some electrician friends of mine and they are saying that it is a code violation to have so many outlets on one circuit, and that the outlet in the kitchen that has the fridge should be a dedicated circuit, and that that is why our power has been going out so much. The only fixtures in the apartment that aren't on the same circuit (including the attic) are the second outlet in Coco's room and overhead lights in living room. All 3 in kitchen, bathroom, living room, my room, Griffin's room, attic, and overhead lights in kitchen my room, Griffin's room, Coco's room, and bathroom are one single circuit. I think we have to rewire so that they are more evenly distributed on the 2 circuits supplying our unit.

Also, since it was not an issue when I moved in but became an issue, and then got progressively worse, my electrician friend said the breaker may have to be replaced because they wear our over time. It could also be a loose wire somewhere. If the wires get too hot, they expand enough to loosen a wire nut. "

There are six different circuit running in that unit and two of them are 20 amp circuits.  I guess my plan is to go over there and map out the circuits and outlets with them one by one.  Then again explain that you can't be overloading the circuits.  

What would you do in this situation? 

Thanks,

Brandon

Milwaukee electric

Hi Everyone,

What is everyone's strategy for their cashflow?  

Are you saving up for the next rental property? Are you paying down your primary residence giving you an option for a HELOC if you want down the line? Are you paying off student loans? Are you saving for a new truck or something personal? Are you paying down your highest interest rate mortgage? Are you diversifying into stocks, REITs, bonds, or other investments?

I'm struggling because I think I might be getting stretched a little thin.  All my properties require at least a 10% return so if I pay down my highest interest mortgage, that would be 5.75% "return" so why would I pay that down when I could always make a 10% return on the next property.  

Also what does everyone keep in reserves?  If you had 5 units what would you keep in reserves?  If you have 15 units what would you keep in reserves and how do you calculate that?  

Brandon

@Katie Stewart thanks for the tips.  I do have before pictures but they are time stamped.  I do though have a signed move in condition report that has everything marked off as in good condition and the after pictures showing the poor condition.

@Andrew B. yes that's what I thought as well, that's why I had my dad do most of the work.  So when he sends me an invoice I can then pass that on to the tenant, and then sue them if they don't pay. 

I guess my question is too, do I need invoices made for all of these repairs and damages or can I just list them itemized since my dad and I did most of the repairs.  Or should I have him bill me for all the work he did?  Here are some pictures too. 

Hi Everyone,

I had a tenant move out on October 20th.  They did not pay for October Rent and did some considerable damages and I'm just making sure I am doing the right process here.  I am about to send them a certified letter with a copy of the move out inspection, what they owe, and an itemized deductions list and giving her 21 days to pay.  I have taken photos of the place before without dates and after with the dates on it as well as a signed move in condition report from them.  The majority of the repairs were done by myself and my father.  After she doesn't pay (since she didn't pay rent, why would she pay this?), I file for small claims and sue her correct?  Then I would have to hire a collections agency to garnish her wages.  Does this sound right and fair for Wisconsin?

Here is what my itemized deductions look like.  Does this seem reasonable and I believe I should go after her for these deductions.  Would it be worth it in this case?  Thanks everyone.

@Jennifer T. @James Syed @Chad Nagel @Nathan Gesner @Joe Arida

Ok here's the updates guys with some questions.   So I sent out the 5 day notice on Monday to Pay rent for October or vacant the unit.  The tenant since then has contacted me and said that they have moved out over the weekend.  It is now Tuesday so since I gave them the five day, and they are gone, I can legally go in now and reclaim the property correct?  Also, I can still deduct the entire month of October from the security deposit as well even though they moved out voluntarily before the end of the month correct?  I should now just send a certified mailing of the disposition of deposit to my rental address and keep it unopened for my records and keep the security deposit.  

Thanks,

Brandon

Hi all,

Thanks for the great replies.  I did end up texting and calling the tenant again and their response was they would be out or pay by Saturday and that is within the 5 days so we’ll wait until tomorrow and see what happens.  Otherwise it’s off to file on Tuesday.  Thanks again guys!