All Forum Posts by: Glenn Espinosa

After a lengthy argument we've come up with an agreement. We walked through the entire house and priced out every piece of labor that was not completed. Grand total $700. I appeased the man and offered to knock off only $500 from the original quote.

So we settled at the original quote plus materials minus $500 for labor not rendered.

I will draft up a contract removing his right to put any type of lien on the property and pretty much settling the job.

Good lesson learned here on my part and I will NEVER again hesistate to fire someone (my gut was telling me to fire this guy days ago) as well as insist on contracts for every person working on my rehabs, no matter how small of a job.

I have a small time handyman who I had tasked to paint my house, install closet hardware, install finishing material, as well as paint the foundation of my house.

These items were supposed to be completed Friday and have been pushed back from saturday, to monday, and up to now still not completed. So far he has painted the house but has not completed finish painting, the closets are still not complete.

We are in verbal agreement. No contract. He is not a licensed contractor.

As he is 3 days late with completing the work I have fired him. I have agreed to pay for his materials as well as the work he has completed (gauging price is a challenge as there was no itemized agreement, although I am giving him the benefit of the doubt and paying him in labor more than I believe he has completed).

He has threatened to put a mechanics lean on the property for the full amount agreed on and believes it is my problem for firing him and deciding to complete the project myself.

I reside in VA. I am considering paying up and wiping my hands clean of this guy if its less trouble and hassle than a mechanics lean. I simply do not trust this guy to complete any more work for me.

What are my options here?

haha! thanks for that clip.

I agree with all of you. Unfortunately, not being at the site has left me with no control over the situation..

Makes me wish I was in a service industry. Is it really that hard to do honest, quality work, for fair prices? You'd think the repeat business and customer referrals would be enough incentive for these guys.

Matt,

Nice pun, lol. I like the way you've framed the problem, It's the cheapest option if you put it that way.

And you are correct, I will be looking for someone else in the future so bigger lost to him.

I got a call from my contractor today. After three coats, the ceiling paint isn't sticking and they need money for kilz, new paint as well as for labor to repaint. I have no problem paying for the kilz and paint (although an argument could be made for the paint) but I'm angry that they would charge to repaint.

After a coat or two someone should have realized that the paint wasnt sticking and that it needed to be primered first.

I argued that the labor charge was ridiculous but they weren't having it. I need the ceiling done so the floors can come in tomorrow so I'm in a bind, unfortunately.

Would anyone else pay for the labor charge? Granted it's $150 but small nickel and dime charges like this add up quickly.

Thanks a lot J Scott.

Pretty much I expected it to be as hard of a process as you described. Luck is definitely a factor. Thanks for giving me an outline in terms of criteria to look for in a broker!

Well I had subcontractors lined up for everything...

Midway through rehab my sider/roofer offered to finish the house for a good price with very little management on my part. I saw some of his previous work and was convinced that he could get it done. So, I'am off to a wedding in Chicago now while the house is finishing up by the 8th. I have a buddy who I'll be paying a little to check up on the property for me once or twice a day. The contractor has agreed to send me pics periodically and I plan to call everyday to see how things are going.

Hoping this doesn't come back to bite me in the butt later.

oh and last question: When looking for a real estate agent is it customary to hold meetings at the property for interviews? I'm interested in what agents are coming up with in terms of marketing strategies, ARV, etc.

J Scott,

I don't know if you've addressed it on here before or on your website but how exactly did you go about finding a good lender/broker team. Was it simply a trial and error type process? I was dissatisfied with my last team as they began to drop the ball, stopped picking up the phone, never returning calls, conveniently forgetting my requests, etc. etc.

I definitely wouldn't mind paying a small premium for a good, fast team that I can consistently rely on.

I bought a quadruplex recently under a VA loan and I need to move into one of the units. Problem is, all of the tenants are very good as stated by the previous owner and from what I see in the records. They are all month to month as well as pay month to month. One tenant has lived in the building for 23 years. One unit is occupied by an elderly woman who has been in the unit for 8 years, her son and niece live in another unit and have been there for 2 years. The last unit is occupied by a white collared professional who was recently divorced and has lived in the unit for 2 years..

The units are all paying $620 and are due for a rent increase (very good rent as according to rent-o-meter) A $25 increase would put the rents at just below average on rent-o-meter.

I am considering writing a letter in which I introduce myself, ask for a volunteer to move out, and notify everyone of the $25 rent increase. I am planning to use a tactic that I read about here in which I offer a $50 giftcard to those who choose to sign new leases with me. Problem is, I need someone to move out, should I offer an incentive for moving out, or is the increased rents incentive enough?

Anybody have experience with owner occupying a rental and having to pick between good tenants? If so how'd it go?

Should I take this opportunity to ask for a relatively larger rent increase seeing as I actually need a tenant to move out (hoping the others stay put at the same time)?

Thanks,

Glenn