All Forum Posts by: Davido Davido

Cured in Place Pipe Liners can be added to 4" lines

http://www.craftsmanpipelining.com/informative-sewer-pipe-lining-videos/

@Bryanna Mendoza,  thanks for your part in ensuring our mail, rain, sleet or snow!   I had a similar problem.  Dug my 4" sewer line up by hand = 2 days hard labor and replaced 125' myself in another day, then took a 4th day to rebury.  Total cost $500 and 1 weeks time.  Now I have not used what is offered below, but I did think about it and it could at least provide a cheaper DIY alternative to resnaking.

https://www.amazon.com/ROOTX-Intrusion-Solution-Container-Funnel/dp/B00FPRQ3A4?SubscriptionId=AKIAJDT3ZWVTU3AYRRRA&tag=411plumb-20&linkCode=xm2&camp=2025&creative=165953&creativeASIN=B00FPRQ3A4

 Reviews:          

I have a very long distance to the main line (approx. 200 feet) so I use 4 lbs., every other year. I have had no problems in over 10 years. I use to have a rooter service every year. I use an outside cleanout and have to be careful of an overflow of foam.
By Tim Morgon on December 24, 2015

How much you use is dependent on the diameter of your pipes and how long they run. ROOTX has a website to assist with this determination. For the size of our line we do use 4 pounds each year. Do not pour this down your toilet, find your outside access and distribute ROOTX from there.
By V Ivey on December 24, 2015

Local requirements may differ.  But typically your local code is based upon the following from the 2015 IRC (International Residential Code.   See also

http://www.egresswindows.com/its-the-law

There are a few other requirements, but there’s nothing about a closet.

@Shayne Fee,  A active medium size dog kept in the same enclosed area indeed turn grass to dirt.  That happened to the back yard areas of my rental that the tenants kept their boxer/bulldog mix in, most, and it was a 3 acre property so the dog should have had plenty of room to run.  Instead the tenants free ranged chickens, and fenced the dog in small area of the yard that received the least sunlight.  (I'm in the Pacific NW)  The grass got stressed and couldn't recover.  I found no need to bring in new sod though.  After the tenants left, I spread some new seed over the bare ground, covered it with a layer of straw to hold moisture and the lawn quickly grew back.

As to training your tenant, communicating your concern is the place to start.  Thank them for choosing your property, let them know you are glad to have them and want to keep them, then add that restoring the lawn and interior molding will be real costs for you that are not normal wear and tear, and must be paid by the tenant.

@Josh Sandefer, Josh since you believe this landlord has wronged you, as would I, do your self and the rest of Virginia a favor and at least sue the landlord for your deposit in small claims court.  It is fairly simple.  Typically a small claim is just a few pages of forms and your written statement. of filing fee of less than $40, and proof you notified the other party. You can ask the court to either decide the matter based on the written record that you submit, or to allow you to appear telephonically -meaning you do not need to go to Virginia for the suit. Confirm you do not need to make a personal appearance with the small claims court before filing, but most don't require it.  Deciding on the question on the written record makes it harder to win, because the judge usually has pivotal questions.  On the other hand it is likely that a bad actor land lord would neither appear nor respond to your suit. In that case the only record before the judge would be info you gave him.

Really brother doing a small claim is not difficult.  Further, even if by some deceit the landlord prevailed, you'll be glad you pursued him because you'll know that you did what the situation called for, the courts will be aware that the landlord has had this problem before, and you will be all the more confident next time you encounter a scoundrel.  Best Wishes.

@David Stone, Hello David.  The even respectful tone of your responses is very enjoyable.  Well done.

I'm under the belief that Washington law does not require any grace period for late fees.  Do you have reason to believe otherwise?  I charge a $10/day late fee starting the first day late.  Therefore, rent due on the first but not paid till the second, requires a $10 late fee.  I'm renting rooms in Olympia, not the whole house, so in my case I'd be collecting a $70 late fee on the 8th of the month for a $400/mo room.  But I would not let a tenant go that long.  All late payers must put together an articulable and believable plan to pay within 3 days of the due date or I file notice to pay or leave.  I would follow up with eviction if needed.   I'm not in a position to lend to my tenants.

That said, I typically waive the late fee for each tenant the first time if they can come up with the rent the next day and so far they always have.  I also make it clear to my tenants that I'm not trying to profit from their lateness and prefer to avoid the hassle of having to follow up on the rent.  So I tell them that it is my policy to refund all late fees upon request if they subsequently pay their rent on time for just the next six months.

Finally, I would not evict, nor threaten to evict a tenant over a late fee nor over a few late fees. Instead, just as you did, I would inform my tenant that the late fee is due, but would remind the tenant that it will be forgiven after six months of on time rent payments, otherwise it will eventually be deducted from their deposit.  With that reminder, I always include some statement of appreciation for his tenancy and for his or her care of my property and, in your case, I would include a statement that I want to work with him to the extent reasonable during his hardship.

@Victor Vazquez,  Yes Victor you have the ability to live in a shed and it sounds like a smart idea to me.  There are even Airbnb proprietors who rent out improved and permitted shed conversions for as much as $100/night.  w@Kevin Siedlecki very correctly pointed out that you moving into a backyard shed would be a likely zoning violation (which is not criminal -but could lead to a fine if found out, then warned and warnings are ignored), but that would not dissuade me if shed living equaled saving money.  

Unfortunately, unless you already have a shed, it might be quite a while before you save anything.  A simple basic shed typically costs around $5000 built or installed on your property.  Add a few amenities (heat, lights, insulation) and it will cost another $1000.   The shed will be a long term property asset so installing one might be a worth while value add.  However, it would take 3 to 4 years to recover the likely $6000 shed cost at the $300/month savings compared to renting a room.  There are other lower cost shelters.  Here are a few ideas.

http://www.elkinsdiy.com/stationary-shelters/

http://www.wildsweden.com/kolarbyn-ecolodge/

Best wishes

@Fillipe Silvas, Hi.  We've had a 4 bedroom rental home on a few acres.  For 6 years we rented it out as a Single Family Residence.   However I wanted to improve the yard, work on the detached garage, build pasture fencing, improve the orchard etc., so for the last year we have rented out each of the 4 bedrooms individually, why my wife and I live in our own residence about 10 miles away. Renting out rooms, instead of the whole house, has permitted me to have unrestricted access to and control over the yard.  I'm generally working at this rental 2 or 3 days a week.

It is working out.   I did spend about $2500 when we started to rent rooms, for a used Wahser & Dryer,  furniture in the common areas, dishes, pots, silver, appliances for the kitchen, etc.   So my initial cost was higher than renting the home to another family.  In addition,  though I'm pleased to have control of the yard, this room rental arrangement has increased my work load and added maintenance to my schedule that was previously done by tenant families. We've had 4 young men in the home.  They are not neat, but they have paid steady for a year,  they have not been destructive, and we are earning nearly $200 more than when the property was rented as a family home.

@Justin Tahilramani,  Wonderful!  Good planning, well done, and well executed.   You created a wonderfully attractive and versatile plan and then adopted to make the best use of what you created.   Justin, short term rentals have a place in my work too.  Would you be willing to share your AirBnB  and Homeaway links?  Which of the sites do you prefer?  Best wishes. 

What is the worst that would happen if you just rented the rooms the way you want to -despite the Denver Zoning Code?   Is it true that in Denver violators get a warning notice before they get a fine?   And isn't it true that unless there is a complaint, it is most probable that renting rooms any way you want to will never be a problem? 

@Bill S. said it well "

• "The real downside of violating the code is if you do end up in court with a dispute with a tenant and you are violating some code that can really make you look bad to the judge."

Still, the odds of a legal dispute occurring between you and a tenant are awfully low.  Its cheaper to waive your fee and move on.   Even if you went to court, though you may look worse in court, the fact that your rental is in violation of the Denver Code won't change either the tenant or landlord duties under the law.  With very few exceptions (health & safety related) your tenant owes you the same legal duties whether your rental is code compliant or not. 

Why not check your insurance, rent the spaces the way you want, pay the taxes required, and carry on until and unless the city issues a warning?