All Forum Posts by: Denise Mayo-Walley

I'll be following this thread. I'm in the same boat. Most of the 'deals' I get to my inbox aren't 'deals' at all and don't really fit well into my BRRRR plans.

Hello there @Kurt K.! The clean up process will take approximately 3 days. I asked the tenants if they had somewhere they could stay and they can stay with a family member. I will give them a rent discount for not staying there those 3 days. Of course if they did not have a place to stay I would have cried while finding a hotel for them to stay in. The company said it would be possible to stay there but into would Ben cluttered with fans and very noisy. And they have kids so I wouldn't consider that as being a safe environment for them. 

So.....this situation has turned into a disaster.

The first plumber was distracted by the loose toilet and chose to address that first.  He did contact me before fixing it and mentioned that eventually I would need to have the cartridge in the master tub repaired because there was a significant leak.  He did not look further into that leak to determine the extent for to see if that was what caused the leak.  So the day after the toilet is repaired, MORE WATER!!!!! And a lot of it.  

Turns out that cartridge was causing a leak behind the wall. Water made it into the master bedroom, the hall, towards both secondary bedrooms and half the living area.  The plumbing company came back out and repaired it and I went to see the property the next day and the house had started smelling very damp.  I contacted a water clean up company and they used an infrared camera and the water had gotten farther than one would think.

Now, I am making the dreaded insurance claim because all the flooring must be removed along with the baseboards.  The estimate is anywhere from $3500-$4500.  Issues on the weekend are no bueno.  Learned today that money spent on repairs isn't applied towards the deductible, only funds used to repair damage are. 

I'm trying to look at the bright side and at least now I can get the ceramic tile that looks like wood and increase the rent.

@Deanna McCormick @Kurt K. @Taye N. @Andrew Syrios

I truly, truly appreciate everyone's input.  The plumber was there for 1.5 hours yesterday and said he could not find a leak underground.  He said they ran all the faucets and used the washing machine and did not see any water leaking.

As he continued to troubleshoot he noticed that the toilet was so loose that you could spin in almost all the way around.  He then said the floor flange appeared to original (1980s) and that the wax ring needed to be replaced. He thinks that since the flange is not functioning properly the water is likely leaking underneath the bathroom floor.  Of course the tenants never mentioned the toilet being that loose. 

This company's fees are $45 for the trip and $499.95 to install a new floor flange.  It sounds expensive for what it entails. He was not able to fix it yesterday because he did not have the right flange.  That buys me some time to contact other plumbing companies.

Of course it could always still be more serious leak under the foundation but I hope I don't make an expensive toilet repair only to find out it was an even bigger problem.

Wish me luck!

Thanks @Deanna McCormick for your awesome response.

It is in fact a concrete slab foundation and I am praying that it is an easy fix.  

Once I get the quote from the plumber I will determine whether its worth making in insurance claim.  I need to verify my deductible.

As soon as they find the source I plan on addressing the carpet.  Based on the pictures, it's likely I'll have to replace it along with some of the vinyl flooring and baseboards. 

I'm hoping it can be repaired today and the bathrooms can be used to avoid the cost of a hotel room if the plumber advises to not use the water at all.

Thanks!

Thank you @Andrew Syrios for your reply. The plumber is heading there now to assess things. 

The water actually does not affect the bathroom but the small hallway leading to the hall full bath and the bedrooms. It's a small home so the tenants have to walk on the wet area if they want to go get from the bedrooms to the living area and kitchen. 

There are 2 full baths however I'm. It sure of the water leaks when either of them is used. 

Hello BP community! One of my rentals in Houston, TX developed a water leak over the weekend.  My handyman initially thought it was from the washing machine but it turns out that it is coming from under the floor.  I'm not happy about it.  

Apparently the water appears when the tub or the washing machine is used.  I have a plumber coming today to assess things and make recommendations but I have the feeling this will not be a small undertaking.  The couple has 2 young children anD I'm pretty sure the house will be a construction zone. They really should not turn the water on out of fear of further damage and there is already an odor from the damp carpet.

Am I obligated, or is it good practice to, pay for the tenants to stay in a hotel until the repairs are complete? If so, what is a reasonable amount to cover for a hotel room?

This is my first major issue after 2.5 years - any help is greatly appreciated!

I'm sorry you're in this predicament. I had a similar situation where I was one week from closing on an investment property that turned out to be a manufactured home on a foundation. But, it turns out there was a clue that I hadn't paid attention to. - There was not attic access because it didn't have one! I did not find out that it was a manufactured home until the appraiser went out and called once he arrived to tell myself and my Realtor that it was a manufactured home. Apparently manufactured homes are required to have some sort of sticker affixed to a window and one more location (usually a cabinet) identifying it as such. Even though it would have cash flowed I couldn't get a mortgage so I cut my losses. I think the agent should have disclosed this because it had been under contract twice before I had a contract on it. We live and we learn!

Hi Iman Yu. Do you have any pre and post Reno pics to share? I'm always interested in seeing how far a Reno goes for the budget. Thanks!

Congratulations!!!!