All Forum Posts by: Hoang P.

Thank you for all the inputs. The reason we're thinking about replacing windows is mainly because they're 100+ year old windows. Many with broken glass, rotten/damaged wood and flaky paint. 2 out of 4 buildings are owner paying for shared heat, replacing windows would help cut down cost for heating in winter. Another reason for us to replacing windows is we will try to do cash-out refi on it down the road. New windows would help with the appraisal.

Scott- Since the buildings are 100+ year-old, window contractors we spoke to all concerned about if the buildings are vacant or occupied. They said that it would be difficult to replace windows if buildings are occupied because they'd have to do "Lead Abatement" and people are "sue happy" these days. So they recommended that any work to be done on the windows would be best to be done before renting units out.

Will- These are 2 and 3 story buildings, I can see why they're charging more. I agree that it should be no more than $200 per window out the door with installation + tax included. Normally I paid $110-$120 per window + $50 install & wrapping = $170, but that price is for single family home.

Jeff- I supposed to get a quote from Window World of Cincinnati within next couple of days. But I think it will be 1 of those higher estimates.

Jim- Thank you for the info, we will contact Edgco Wholsale tomorrow to get some pricing & referrals.

As of right now, the best quote I got from a window contractor in Cincinnati is $237 per window (install/wrap/tax included).

Hi Joel, we're not looking for the lowest cost but trying to get at least 2-3 bids for the window replacing project. That way we can compare and make decision. Yes, the rehab will be done 1 building at a time, that way we can get some tenants in while continue with other buildings. And no, we're not using hard money. This is all cash investment from start to finish.

Hi George, The buildings is foreclosed and owned by a bank. I guess the bank doesn't want to fool with it and want it off their book. Last tenant moved out about 3 weeks ago. All units require rehab, some are light, some are heavier rehab. One building has some copper stripped in the basement. All four buildings have quite a few windows with broken glass. I used ServiceMagic last week but only have 1 company called me. Haven't heard back from them though.

My partners and I are thinking about replacing windows in a 21 units apartment complex that we just purchased last week (4 buildings/20 units + Store front). The buildings are currently vacant and have quite a few broken windows. Of course we could just replace the broken windows and make sure the rest are functional. But the mix of new/old windows would make the buildings look really tacky. We're thinking about replacing all windows to make it look more attractive and energy efficient. Does anyone know a reasonable window contractor that you would recommend? The property is located in Cincinnati, OH. We had an estimate from Window City yesterday for a total of $71,730 + $4303 (6% tax)= $76,033 which average out to $258 per window.
We were hoping that with this size of window replacement, we would be able to get a large discount. Any info or recommendation is greatly appreciated.

Here is the break down of estimate we got yesterday from Window City:
- 205 Tru Lock/Normal size @200 each = $49,200
- 39 Picture windows @275 each = $10,725
- 4 Specialty large store front windows @500 each = $2,000
- 46 Glass block for basement windows @200 each = $9,200
The prices included wrapping windows with matching color aluminum.

This is what I have in my lease agreement:

"Tenant will be prepared for quarterly house inspections which will occur at three month intervals, and for such inspections Tenant shall have house in good clean condition, organized in such a manner that Landlord may inspect all important aspects of house, in order to maintain the health, safety, and welfare, of Tenant, and property. Tenant shall guarantee that the house be regularly cleaned and in good condition. Landlord reserves the right to hire professional cleaners and be reimbursed by Tenant if it is determined that Tenant is not sufficiently cleaning house."

Good luck.

IMO, I think a house with 3BR is much easier and quicker to rent out compare to houses with 2BR. That's is one reason I don't buy anything with less than 3BR.
I terminated a lease with section 8 tenant on April 30th for $850/month (picked up the keys). Today I got a tenant wants to move in (cash renter) for $825/month.

My biggest mistakes when starting out are:

- NOT screening tenant properly
- Too friendly with tenants

With all the foreclosed homes through out the country, I'm not surprised at all when I read this story.

http://www.fox41.com/story/14254447/police-landlord-leased-foreclosed-homes

"Posted: Mar 15, 2011 10:46 AM EDT
Updated: Mar 16, 2011 5:16 PM EDT

LOUISVILLE, KY. (WDRB Fox 41) -- Police say a Louisville man was leasing out homes he didn't even own -- and his "tenants" were completely in the dark.

29-year-old Gary Hammond was arrested Monday afternoon near the intersection of Cannons Ln. and Dayton Ave.

Police say that on Feb. 24, Hammond pretended to be the owner of a foreclosed home in the 2600 block of Patio Ct., west of Manslick Rd. Hammond, who was allegedly posing as a landlord, allegedly broke into the home so he could give a prospective tenant a tour. That tenant agreed to pay him $1,200, which included money for a deposit and for the first month's rent. Hammond took the money and left, and the tenant never heard from him afterward.

It was only later that the tenant learned that the home being "rented" had been foreclosed on and wasn't supposed to be occupied to begin with.

Police say Hammond committed a similar deception on Feb. 8, when he took a total of $1,110 in so-called "rent" from two victims who thought they were renting a home in the 5300 block of Rollingwood Trail, near Newcut Rd.

That was also a foreclosed home -- and the "tenants" were unable to find Hammond to get their money back.

Hammond was arrested yesterday afternoon and charged with one count of burglary and three counts of theft by deception."

Just saw this strange deal on a bargain hunter forum.

"We're looking for houses to paint. In fact, paint is an understatement. We're looking for homes to turn into billboards. In exchange, we'll pay your mortgage every month for as long as your house remains painted

Here are a few things we're looking for. You must own your home. It cannot be rented or leased. We'll paint the entire outside of the house, minus the roof, the windows and any awnings. Painting will take approximately 3 - 5 days. Your house must remain painted for at least three months and may be extended up to a year. If, for any reason, you decide to cancel after three months or if we cancel the agreement with you, we'll repaint your house back to the original colors.

If you're prepared for the bright colors and stares from neighbors just complete the submission form below. We review every submission. If your home meets our criteria, an Adzookie team member will contact you.
If you're a website owner we can also help your business. Click here to register and every month we'll give you $1000 in credit so you can spend it advertising your business on smartphones. We'll also find advertisers that want to place mobile ads on your website. These ads will only appear when your website is viewed on a smartphone. Of course, every time an advertiser pays to place ads on your site, we pay you."

http://www.adzookie.com/paintmyhouse.php

The rent will be determined after passing the inspection. You should try contact section 8 office before purchasing the properties. That's what I did. Just so that you know in advance what the average rent Section 8 will pay for that area. You can then go from there, crunch your numbers and decide how much you should make offer on the properties. If you pass the inspection and the condition of your property is average, then the rent price should be what they told you. If you property is above average condition, you should be getting a little more. I also think that those 4 properties you mentioned above been vacant for so long probably due to requested rent being too high. You should know more when you contact your local section 8 office.
On the section8 website, many people listed their properties real high. I think they either don't know or just try to see how much can they get. If the requested rent is too high, after the inspection, they will sent you a letter letting you know what they willing to pay. You then have an option to accept or deny it.