All Forum Posts by: Dena Puliatti

My property management company doesn't honor home warranties.  It's a huge hassle for the owner and me.  Then the tenant waits forever for repairs, which would make my company look bad.  Plus, if the home warranty company can find a way not to pay for something, they will.

Make sure you have sold proof.  I know it smells, but a picture of an ashtray goes a long way if they pull the "It smelled like this when we moved in."  We do quarterly inspections for this specific reason.  I want to see if there are any unreported leaks, change the air filters, make sure there is a fire extinguisher, check the smoke detectors, and see what's going on in the unit.  If there is an infraction, a notice is posted on the spot.

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Formerly Go Section 8

This falls under quiet enjoyment.  Every tenant has the right to enjoy their home without noise intrusion.  Contact the new tenant and create a plan for the dog to stop barking.  Bark collar, doggie daycare, rehome the dog, etc.

Check out Madison County, where Huntsville is located, in Alabama.  Happy to talk to you about the growth here.

Interesting.  In Alabama the account that holds the security deposits must be non-interest bearing.  I would open one escrow account to hold all of your tenants' security deposits.

@Trina P.  As for upgrades, I would leave it alone.  Most investors would like to do the renovations themselves and refinance.  I'm positive that I have clients that would be interested in your property.

As a landlord obligation, cover outside hose bibs with styrofoam insulators. Clean out gutters. Email the tenant each time there is a freeze warning issued.  Remind them to leave cabinets under sinks open and the faucet dripping.  The temperature in the home should be no lower than 60 degrees.

Consider the age of the property and how recently the major systems have been updated or if they have issues- HVAC, roof, foundation, electrical, plumbing.  Then look at the the appliances, water heater, siding, etc.  Make a basic timeline for when you think you may have to replace/repair these items and keep that money in slush.  

Not a good sign that all except one property manager will touch it. This one sounds like a huge liability.  Doors kicked in, appliances stolen, HVACs in a padlocked fence.  I would run from this deal.  With the murders and violence, you are looking at an especially expensive renovation to clean any bio matter.  Sounds like this is going to more of a headache than anything else.