All Forum Posts by: Carl W.

Originally posted by @Max T.:

@Carl W.

Water heaters are cheaper than lawyers I think

Facts.

Originally posted by @Zambricki Li:

Replace, move on, next time you purchase get a plumber as well to inspect during inspection day. General inspectors often don't give good detail and basically only pass/fail systems. Once these systems are old it's just a matter of time so its not that surprising, or worth calling a lawyer. Check out tankless as a replacement while you are at it the efficiency is way better.

Agreed, I'm not sure why I was told to reach out to my lawyer. They felt it couldn't hurt to ask. I knew going into this I would be replacing them just not so soon. The plan was to replace in 2 to 3 years at max. My lawyer is advising me to sue. That's the last thing I want to get involved in tbh.

Originally posted by @Nathan Gesner:

Just replace it and be done with it. Don't use that inspector again. 

That's what I said but they told me to reach out to my lawyer to see if I had any recourse so I have. We'll see.

Nathan, I want to thank you for responding to my questions. I'm always on the lookout for your responses on posts because you're the real deal. Top contributor for sure!

I worked on my rental unit today and had a crew come through the property to check some things out. The plumber quickly figured out why I didn't have hot water. The seller had turned it off because the water heater was leaking CO. When the plumber asked me about it I said I'd thought everything had been repaired as there were no issues after the second inspection was performed on the home. However, I'm being told the heaters wouldn't even pass county code due to their condition and it'd be best to call my lawyer because it should be fixed by the seller. I don't know what to do because the water heaters are older but I was made to believe that I'd be able to get at least another 2 or 3 years out of them. Should I just forget about making a fuss and have the faulty water heater's leak repaired so that I can get another year or so out of it? Or go ahead and replace it now? The tenants are going to need hot water.

An AC that has since been repaired and small bugs in the bathroom. That's it? That's not a reason to back out of a lease, especially if you have made a reasonable effort to address each issue. I suspect more is going on here. Every rental I've ever lived in has had issues and has had bugs. Bugs are everywhere. I'm not talking about infestation or anything, I'm talking about common pests that come and go: ants, flies, centipedes, moths, spiders, etc. Heck, I've seen a mouse in two rentals but it's not uncommon for one to make an appearance in this region at certain times of the year. There should be a clear penalty for breaking the lease early and it should be spelled out in the lease. This individual was not tricked into the apartment. They knew what they were getting into here. 

Originally posted by @Jill Iwanski:

Make sure to check your area fire codes. Might need to be a fire rated door. Even if there is no code I would think you would want a fire rated door.

The city inspects the property annually to make sure it meets code and the doors have been here for at least the past 70 years. From what I've read about fire-rated doors they're more common in commercial buildings than in residential properties. 

Originally posted by @Jill F.:

Originally posted by @Carl W.:

Can I piggyback onto this thread? I kinda have the same question. I just purchased a small multifamily and I intended to replace the apartment entry doors but then realized that the doors are vintage custom glass doors. There's no way I'm tossing these things out for cheap big box store doors. My only concern is privacy and noise. The previous tenants installed curtains behind the glass. Thoughts?

We use this glass cling privacy film for our front doors... https://www.decorativefilm.com...

In older buildings with windows in the shower we get the frosted glass spray paint and spray paint. 

The privacy film wouldn't work since the glass is beveled. The frosted spray paint is an option. Is that removable though? The glass doors are not a big deal to me but I worry that tenants will think the glass door isn't secure enough. 

Can I piggyback onto this thread? I kinda have the same question. I just purchased a small multifamily and I intended to replace the apartment entry doors but then realized that the doors are vintage custom glass doors. There's no way I'm tossing these things out for cheap big box store doors. My only concern is privacy and noise. The previous tenants installed curtains behind the glass. Thoughts?

Originally posted by @Adam Martin:

Sounds to me like you got your wish and she realized you are putting your foot down. 

Exactly, you finally put your foot down and put her on notice so she's gone quiet. Good! As long as she's paying her rent what is the issue? 

Originally posted by @Scott M.:

Carpet generally costs less then other floorings initially but is far more costly in the long run.  If you have hardwoods you should screen and coat them as that will be the best longer term solution.  Doing that in between tenants is way way cheaper then anything to do with carpets.  If the hardwoods are bad and can't be saved put LVT down.  More expensive today but cheaper in the long run then both carpet and hardwoods. 

Does the sink need to be torn our or you doing it just to do things?  If it needs it, yes, get rid of it, if not, keep it and save the cash.  

Lights/fans are cheap and provide a good return ditch the 70;s and do fans

Yes, you can upgrade some things and not everything.  I think you need to shop around for glazing costs again, that is silly high.  Like 10x high.

My investor friend agrees with you on the pedestal sink. He advised I just store the builder's grade vanity I got for cheap until a later date.

Oh, I need to clarify. I've torn up the carpet in most of the unit and sand/refinish. It's just the bedrooms that I left the carpeting down. I was thinking it might be nice to keep the carpet because it makes the bedrooms feel cozier and quieter. I could always pull it up at a later date.