All Forum Posts by: David Sisson

I just swapped out a perfectly good 5-1-1 programmable thermostat for a non-programmable thermostat because the tenant couldn't figure out how to program it with the instructions right in front of her. Never installing a programmable again, unless it's a wifi programmable and I can control it remotely. So much for being green and trying to save money and the environment. Lucky, same tenant was complaining about heat and I fixed an actual problem with the boiler a few weeks ago, so I'm not complaining, really. 

I like the cold water only suggestion. Easy to tell the tenants that the units only have cold water, and if they don't like it they can go to the laundromat. Otherwise, invest in coin op. 

I agree with Joe - a clay pipe will eventually collapse. The price the plumber gave you to replace it is good. I spent $4500 to replace one last year. 

In our region, there are a lot of 2 and 3 units. When laundry is provided, the landlord will provide 1 set of washers/dryers for each unit, and connect these washers/dryers to the electrical panel and water heater for each unit. Since you do not have separated utilities, your best option is to pay for the utilities yourself and install coin op units. Look on craigslist and also talk to used appliance dealers in your area. The price isn't too bad, and is more affordable than separating your utilities. 

I've dealt with this before. It can happen in old iron pipes and also old clay pipes. Here's what I've done:

1) Have the plumber clear the line using a snake and a root saw. This will cut the roots out of the line

2) If you can afford it, have him prove that it's clear by running the camera down the line

3) Then, you treat the line with root killer (like ZEP Root Kill) every 6 months. 

If you really want to save money, then rent the biggest snake you can (along w/the root saw) from home depot and snake the line yourself. Not for the fainthearted, it's a dangerous and difficult, and NASTY process. I've done it a bunch of times. 

With any luck, this will be a permanent solution, unless the pipe collapses. 

You might also consider clearing the roots and then lining the pipe (Trenchless pipe relining). This is a system where the plumber sprays a coating inside the pipe, which should make it as good as new. You may still  need to treat with root killer if you have an ongoing problem. 

Usually, the cheapest way to develop a property is to continue the use - IE: if it was a dentist, get another doctor, dentist, eye doctor, vet, etc as a tenant. If not, you need to determine the highest/best use, do the business plan, then figure out your development costs. I have clients who do daycare. I'd think that daycare has a much better upside than a halfway house. Both uses have licensing requirements. Daycare isn't cheap to get into, but one of my clients is VERY wealthy from running several large daycares. Like any business, you need to be good at it if you want to make money. 

Be sure to talk to the city about allowed uses in the zone, as well as parking requirements. 

Go talk to the assessment department. They should have a good explanation for this. Is one of the homes owner occupied, or do they think it's owner occupied? Some other deduction? Sometimes they will assess at one level, but tax at another, and the amount is up to the assessor. Example: $150K assessment, taxed on $125K. Another home: $155K assessment, taxed on $120K. 

First - check the zoning, make sure that a daycare is allowed

Second - check the parking, make sure the property has enough, or you can put enough. You'd be surprised how much parking you'll need

Third - triple check the regulatory requirements. They are stiff for a daycare. We've done daycare projects and they are (almost) as complex as hospitals. You don't want to get surprised that you need to put a fire alarm system and or sprinklers in, and your costs go to $100K plus. 

Probably oak treads under the carpet. You can remove the carpet to expose the oak treads. I'd put a nice carpet runner up the treads, it will protect the treads and should be fairly cheap; pick a good wearing but modern pattern/color for the carpet. I like tan sisal weave. Don't paint  the rail, it looks nice. Instead, paint the fake wood paneling white, that'll brighten up the place affordably.