All Forum Posts by: Emily Refi

To give you a visual.. 

https://youtu.be/JAMN7LQPyUQ

https://youtu.be/N6uC0OJ0sco

I'm unfortunately seeking advice, and referrals for an attorney specializing in construction defects. 

I hired a contractor for emergency repairs to my septic system - my rental property, a duplex, is in a remote location 2 hours from Portland, so the contractor suggested coming out to trouble shoot and do the repairs in 2-3 days on a T&M basis in order to get it fixed ASAP. In that time they racked up nearly $18K in charges, and the work is defective. They installed a "French Drain" that is basically a trench they filled with styrofoam peanuts wrapped in mesh... the mesh is broken in many places and the yard is just a swampy mess with styrofoam everywhere, and 10" of standing water behind the house. They also broke a sewage pipe which was leaking onto the property (they did fix this pipe...) I paid a partial payment of $5K with a verbal agreement from the superintendant would reduce the bill, and come back in April to correct the french drain, when the ground dries up a bit. Meanwhile, his the "contracts manager" steps in and tells me the former superintendant and foreman are no longer on the job, and refuses to answer any questions. He put a lien on my property, which incorrectly lists my neighbors down the street as owners. 

I regret I was not on-site to observe the work and relied on text and phone call communication, and I'm usually able to negotiate with contractors but the contracts manager has closed the door on communication, only will respond with things like "we can put you on a payment plan..."

I need legal help, but it's an awkward size job... bigger than small claims, smaller than most real estate attorneys are interested in. I spoke to one earlier who wanted a $5K retainer to write a letter.... I'd appreciate any referrals or advice.

There is no HOA.

My long-term tenants in a a town home have acquired 2 very large pick-up trucks and a sedan since signing a lease last April (it expires 4/30 this year). When they signed the lease, they listed only listed 2 vehicles - a Honda Accord, and a Dodge 2500. 

This is at a townhome at the end of a narrow, private road at the Oregon coast. There is a 1-car garage, which they don't park in, and the rest of the parking is on the private street frontage. I rent the adjacent townhome on Airbnb, and only allow 2 vehicles there.

All the huge vehicles on the street make it difficult to maneuver, and the optics look trashy on an otherwise upscale(ish) street.... ie one truck has had an old washing machine in it for 5 months. 

Is there anything I can do to set limits on vehicles before their lease expires? Besides having waaay too many pickup trucks, these tenants have been great....

Thank you @Gary Swank, I accepted your colleague request. I look forward to learning more about the Pittsburgh market!

Hello! I am looking for a seller’s agent to assist with a multi-family purchase, who is familiar with the Mt. Washington area. Any recommendations are welcome! I’m looking for a property manager as well. Thanks!

Hi! I am looking for a RE attorney in Portland, OR to advise on secured promissory note loans and to provide counsel on  an owner-carried contract, ideally in downtown Portland or inner NE. @Derek Weems , @Justin Caputo can you recommend? 

Very good advice @Account Closed  - thank you so much!

Hi Dustin, no I didn’t get replies about this. I’m meeting with the contractor this week actually (this deal is moving at a very slow, “coastal” pace) ;)

@Emanuel Vega I am going through a similar situation on a deal in Oregon. I have HELOC money for most of the down payment, and I am working on the other 50k through private money as a down payment on a conventional mortgage where 25% down is required. As I understand it though HELOC funds do not require seasoning so long as the provider of HELOC money is on the mortgage. Most other sources of private money do require that 2 month seasoning period, unless you have a partner with already seasoned money that is on the loan. I'm following this thread because if there is a way to avoid this seasoning period I'd love to hear about it!

Per @Ned Carey I'll check with other community banks to see if I get a different answer...