All Forum Posts by: Jeff B.

Watch out with older Pex and newer PEX 1/2 there measurement standard changed.
I am out but make sure it is the same OD Outside diameter.  Pex switched the measurement from OD to ID or inside diameter or vice versa.  Confirm with plumbing pro.

In Palm Beach County Florida we have a great library system with a ton of

good books for FREE.  I use amazon or another site to gauge the quality, skim

through and verify it can offer value.  I've probably received a couple thousand dollars

worth of education just costing me some time.

Last thing you can check is that the vents that are close to the Air Handler are fully opened.  I had a tenant close the vents near the Air Handler and it had 1 inch of ice on the filter side and a thin layer on inside.  It dripped past the pan because of the ice on the inside of the coils.

What HVAC installers have informed me is that keep A\C filter clean, use spray cleaner for coils when dirty, when most older A\C s were installed in Florida we didn't have the code requiring the retaping of vents with a quality tape to prevent leakage into the attic.

Additionally the insulation, windows and doors are going to be contributing factors.
You will be surprised how many people in South Florida do Not realize the amount of money being wasted by the Duct tape drying out and air venting into Non A\C spaces.

I would use the resources like yellowpages, google reviews, ask at a real estate investor meeting or maybe sign up for Angie's list and find the best HVAC company and installer who, stands behind the product, is willing to educate you on the right equipment and provide you a fair quote.

Your investment strategy, and what the standard is in your area will dictate the price.
I would look for the Highest seer, with a good warranty 10 compressor, 10 year parts, look for one with quiet technology (compressor sound blanket, motor mounts, Air handler blower motor, air flow designed for quietness) and ease of service for the air filter, air handler coil cleaning, overflow float switch, and access or instruction on drip pan tablets/liquid and drain line cleaning.

What I look for in a HVAC installer is someone who is proficient and not on the phone or looking through the manual a lot.  They will recommend taping the vents (code in some areas), pull permits (required some areas), check pressures, check air handler air flow and temp, perform a follow up check after install.  They have good practices not to damage flooring or landscaping if avoidable and clean up after themselves.  Lastly the most you want to put down for a deposit with a written signed contract in return is about 1/4 - 1/3.

When I sold my personal home I had installed a new unit with the features above and at the closing the buyers mentioned the new HVAC since it will allow quality of life (quietness in zero lot line applications), energy efficiency, and reliability.

I believe the insurance company is using good business practice by requiring 
$300,000 liability insurance for a pet like a cat or dog.
Ask an attorney and they will recommend the same renters insurance coverage.
Additionally they would advise you to ask for a copy of the insurance coverage.

A cat or dog can cause someone to trip and injure themselves, they could jump up on someone and injure them when they fall, the pet can bite someone (causing them to miss work), knock over a lighted candle and burn the place down.

As you knew about the pet if the renter does Not have insurance they are going to attempt to make a claim on your insurance or sue you.

I would need some additional information.
You posted in the Landlord/Rental section and you didn't mention the liability coverage amount.  Have you had a recent Windstorm mitigation survey performed?  In general the insurer wants a recent survey to consider it for a deduction on your insurance.
Do you have wind mitigation devices for the dwelling?
Lastly are there any potential hazards that could increase the impact of windstorm damage to the property?

I agree with Wayne Brooks, Pennsylvania has a new "Implied Warranty of Habitability" law that discusses a situation like this.

You need to ask yourself.
Do I want these to be long term tenants?  If not potential lost rent, marketing, holding cost
Do I want to give the impression that I am not fair and not willing to make reasonable concessions?  Is your company brand to be labeled a slum lord?
Do I want to start a tit for tat with someone who has legal control over my property?
Should I value my potential time lost, the stress, and expense this instance could cause when the tenant can nick pick everything wrong and harass you, damage your property, make it hard and inconvenient to gain access for inspection or regular maintenance,  call any number of housing authorities with no recourse.

The tenant can argue the home had moisture and a potential mold problem, it was hot and HVAC wasn't working properly, there was risk of electrical issues making the property uninhabitable for that period.  

Just inform them of the "Implied Warranty of Habitability" law and counter at something you both agree is fair.

I understand the confusion of everybody.  I think it is Good Practice to keep the security deposit in a separate bank account.  It is hard to interpret laws and statutes correctly sometimes even when you are an attorney.

I will site that the Statute 83.49 (2) does mention the exception 5 individual dwelling units.
The course manual contradicts itself when I interpret "5 individual dwelling units And are not using the services of a Real Estate Broker" 

If you look at the Nolo (written by lawyers) website "Florida Security Deposit Limits and Deadlines" they mention the notice of "the name of the depository" "interest or non interest bearing account" and "Interest Rate" and providing a copy of the statute 83.49 (3).
Additionally in the book from attorney "Mark Warda" "Florida Landlords' Rights and Strategies" there is mention of keeping the money in a separate account.

If the lawyers advise that it should be in a separate bank account, Do you want to pay the attorney's fee to find out your wrong?

As from some attorney's No it does Not have to be in a Florida bank, it should be in a US bank, and the location of the deposit sent to the tenant.

Kris,  not to be harsh but sounds like you didn't follow the systems experienced landlords develop to reduce their risk.

The walkthrough checklist and pictures before move in and after (for any damaged items), collecting keys, and addressing any damage with the tenant on move out day is Standard Operating Procedure.  

You will need to send them a formal letter requesting they return the items, using their last known address withing a certain amount of days.  Next you will determine the fair market value of the appliances at the time they were taken then add any delivery charges or fees and installation costs.  This will be your damage replacement basis.

If they do Not return the appliances then send them an itemized list of damages, deduct the damages from the Security Deposit and return the remaining security deposit to the last known address.

Or file against the tenants Renter's Insurance policy for the items that were taken.  You did make sure to have them get renter's insurance to reduce your liability if someone slips and falls inside the property, a pet bites or knocks down someone and they are injured?

The Virginia Landlord Act Section § 55-248.15:1 Security Deposits, instructs on how they need to be handled.

A few additional tips is Keep Records, you can take a picture of the doc with phone, scan to pdf.  A landlord is suppose to hold the records in case of IRS audit for some years.

Scan to PDF and password protect the rent checks from tenants.  You want to know their account number and Not have to file all the court paperwork and bank paperwork, 10 secs scanning, helps.