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All Forum Posts by: Eric Littlepage

Eric Littlepage has started 8 posts and replied 20 times.

Post: Help with kitchen layout

Eric LittlepagePosted
  • Rental Property Investor
  • Saint Louis, MO
  • Posts 20
  • Votes 7

@JD Martin thanks for your suggestions. I already ordered the fridge—it’s a 28” top freezer and I’ll put that in the corner. To be clear, how far are you saying the lower cabinets should go on the fridge side?  Is that a 15” wide cabinet you are suggesting in your 3rd point? I did go to a local cabinet store to shop all new cabinets and we tentatively drew up plans to take out the pantry on the existing wall and replace with an upper/lower cabinet (more counter space on that wall), and add a pantry next to the fridge. He also suggested putting a double cabinet under the window. I think that doesn’t leave enough room for a table, but you and Brian now have said that a dining table isn’t necessary. 

Post: Help with kitchen layout

Eric LittlepagePosted
  • Rental Property Investor
  • Saint Louis, MO
  • Posts 20
  • Votes 7
Quote from @Colleen F.:

@Eric Littlepage  A couple of thoughts. I would shrink your cabinets a little. Make your sink a single sink, make your draw base 18 inches, make the psuedo pantry you have into a full length pantry. That lets you put 12 inches to the right of the stove. 

 Thanks for your ideas @Colleen F.! Are you saying to make the drawer base cabinets 18” wide, or 18” deep?

Good idea about putting a pantry on the other side of the window. I have 53.5 inches from the back wall to the window trim, and the fridge I ordered is 28” wide, so that leaves 25” that I can use for a pantry. Does it matter if the fridge or the pantry goes in the corner?

Post: Help with kitchen layout

Eric LittlepagePosted
  • Rental Property Investor
  • Saint Louis, MO
  • Posts 20
  • Votes 7

@Chris Seveney

Thanks Chris, there is a cabinet place I’m planning to stop by and see what their ideas are, just taking in as many ideas as I can before deciding.

Post: Help with kitchen layout

Eric LittlepagePosted
  • Rental Property Investor
  • Saint Louis, MO
  • Posts 20
  • Votes 7

Hi all, I’m looking for help with the layout of this kitchen. I have a 3/2, old house that I’m going to rent out. It’s probably a B class property in a quiet area near a state park in a good school district. The current kitchen has a row of cabinets on the left side, and I’m going to put in a dishwasher. That doesn’t leave a lot of storage space. So I was going to add some more cabinets on the right side (the corner next to the French doors will be the fridge). I could put a pantry to the right of the window, and some upper cabinets above the window… the other problem is the rest of the room opens up to the living room and fireplace, so I think the dining area should also be in the kitchen area. I’m not sure if I should just expect tenants to bring their own small table that fits the area, or provide a seating area for 4, like a built-in table or cabinets that have a breakfast bar one one side. The row of cabinets is 11’1” long, and the width from wall to wall (not taking into account cabinet depth) is 11’6”. The current cabinets are 24” deep I believe. 

Post: Can pets work in a duplex?

Eric LittlepagePosted
  • Rental Property Investor
  • Saint Louis, MO
  • Posts 20
  • Votes 7

If I institute a pet fee and/or small increase in rent, what is that for?  I hope they don't take that to mean that covers them on all damage the pet may do, which could be much more than the pet fees.

If I put some sort of breed restriction in place, is there a way to prove that without buying from a breeder?  I don't think they could afford that.  Also, would it be better for them to buy a puppy or an older dog?  What about a dog from an animal shelter?

Post: how complicated does depreciation need to be?

Eric LittlepagePosted
  • Rental Property Investor
  • Saint Louis, MO
  • Posts 20
  • Votes 7

Thanks for everyone's thoughtful replies.  I did end up noting most as repairs, except when I installed new cabinets/updated the kitchen, which I depreciated.

Post: Can pets work in a duplex?

Eric LittlepagePosted
  • Rental Property Investor
  • Saint Louis, MO
  • Posts 20
  • Votes 7

After years of having bad luck with property managers and tenants, I took over as landlord of my 2-unit duplex (one on each floor).  I fixed up the vacant second-floor unit and rented it out last year to a young, couple, who have turned out to be the best tenants I've had so far--rent is automatically paid the first of each month, the place is clean, they don't bug me about fixing this or that, and they even fix some things on their own.  Now it turns out they want a dog, but I've always thought that would be a bad business decision.  I don't have a pet, but after the last few years and finally turning things around I'm just being very cautious, and I see a lot of ways this could go wrong--dogs tearing up the place, hair everywhere, going to the bathroom on the floor, poop in the yard... Also this being a duplex I have to think about keeping both units happy, and what if there's barking, or if a dog bites the other tenant... But it also seems this will be a deal-breaker for them and I'm afraid of losing my best tenants when the lease is up at the end of October.  They also say my ad said pets are ok with deposit and fee--I certainly wouldn't have put that in but maybe a box was checked accidentally. I'm trying to be open minded and am wondering if there's a way this can work.  If anyone would be responsible pet owners I would think it would be this couple.  They've asked if they can pay an additional pet fee, or if there's something specific I would allow, like size or breed or if a cat would be better.  So they are pretty open.  Having cats as a kid though, we had an issue with one of them marking his territory.  The duplex is hardwood floors or tile everywhere.  Just wondering if there's a good way to ensure success with this.  Are there certain breeds that are pretty quiet?  Has anyone had good luck reconsidering their no-pet policy?  Is a duplex just a bad idea to allow pets in?  Thanks for everyone's ideas!

Post: how complicated does depreciation need to be?

Eric LittlepagePosted
  • Rental Property Investor
  • Saint Louis, MO
  • Posts 20
  • Votes 7

Thanks for the reply.  Can you explain how the 2% rule is wrong?  I see the safe harbor for small taxpayers applies up to the smaller of $10,000 or 2% of cost basis.  I haven't figured the exact number, but my basis is probably $85,000 or so.  I see there is a safe harbor for routine maintenance, which I would argue most of the repairs fall under, but I don't know how much the IRS is going to nitpick if something should be capitalized or not.  I've had a lot of HVAC problems, and there were $4300 in A/C repairs, over 5 separate visits, and some parts were replaced, but the system was not "improved," just was down a lot...

Post: how complicated does depreciation need to be?

Eric LittlepagePosted
  • Rental Property Investor
  • Saint Louis, MO
  • Posts 20
  • Votes 7

I'm doing my taxes for 2017 now.  I've had a duplex since 2012, with tenants in it since 2013.  2017 was a particularly rough year--my property management company has recorded $5700 of repairs that were done, and in between tenants I performed another $1900 of repairs and upgrades (new cabinets).  I hate dealing with depreciation and determining what is a repair (usually is) vs. improvement, but it looks like I need to capitalize this if repairs are more than 2% of the basis.  So, if I need to capitalize all this, I'm wondering how to make this simpler--can I lump them all into one capitalization for 2017?  Or does each month need its own schedule?  Or every purchase?  I have 20 receipts to Home Depot for the year...

Post: Lease term language legalese

Eric LittlepagePosted
  • Rental Property Investor
  • Saint Louis, MO
  • Posts 20
  • Votes 7

Thanks for your reply Catherine.  "Based on the information you provided it sounds like it is a one-time auto renew and then rolls into a month to month lease."  But why do you think it rolls into a month to month lease?  I do not see that anywhere.  Right now it seems there might not be any valid lease--I just don't know why a property management company would have written up a lease like that...