All Forum Posts by: Jacqui Dolan

My investment property was left trashed upon exit of the tenant at the end of March. I have a property manager. An insurance claim was filed and the field adjuster visited the property in late April. Nothing has progressed despite repeated requests for information from the insurance company on why there had been no processing of the matter until last week when they said a police report is required to move this claim forward. My property manager has the pictures from when the tenant exited but there was no police report filed at the time. I assume a police report can still be filed. The only thing that has occurred at the property since photos were taken was removal of carpet and trash.  No repair work has yet occurred as we await the insurance information. Is the police report for vandalism/malicious mischief completed online (the property is in Georgia) and are photos ample enough or does an officer need to visit the property? I assume they have better things to do, but am curious as to what happens once the police report is filed and what time frame I can expect for a response. Thanks in anticipation. 

I have a property which has been vandalised by previous tenants and is currently with my insurer for a claim. They have assessed the property but it has been around 6 weeks and the claim has still not been completed. I've been told it's in the queue.   I don't know if I will receive a cash settlement or whether the insurer will want to organise for repair or replacement of items (painting as walls have been defaced, flooring which has been destroyed, missing toilet, boarded up window, destroyed fridge among other things). My question is, can I get the property repaired prior to the claim being finalised (this could drag on and on), and what would happen if they decided they wanted to organise to pay contractors direct? If I have already completed the works and paid the contractors, is this acceptable and would they then pay me?  I want to sell the property once finished, so I am not concerned about my premium going up, hence why I went the insurance route, knowing I will get more than my deductible. I just want to move forward and get things done. My property has now been vacant for nearly 3 months. 

Thanks Doug. I appreciate your dual perspectives. A dodgy contractor is the last thing I need right now.

Thanks Richard. I'll have to get VERY creative on how the end result is going to be achieved.

Thanks Terrell. I will more than likely be using my property manager's preferred contractors, so given they will have a working relationship, hopefully payment on completion will be satisfactory to most. 

I will be rehabbing my investment property (property manager will oversee) and am wondering if contractors expect some upfront payment (e.g carpet layer to buy carpet, cabinet maker for kitchens). I currently have a small outstanding mortgage with a non-bank lender and if they provide me with funds to rehab, they require that all work be 100% complete, on-site and installed and inspected by them before funds are released. Do most contractors expect this or to be paid something upfront? Are there more flexible lenders available (non-bank) who will provide the funds in a different manner?

Thanks Tony. The quote to get rid of rubbish, carpet included that has been left at the property and to give it a clean (lots of stuff in other rooms and the basement including fridges, rubbish, beds, furniture etc) is $2600. That's before I start fixing anything. Again, I'm not sure how much the insurance will/won't cover for that.  A toilet has been pulled out and taken from one of the bathrooms while a heating/cooling unit has also been ripped off a wall and the fridge has kids writing on it. Lockbox gone too.  So those things will add up. I'm taking the glass half full approach in that the tenants went when given their notice. Just glad to be rid of them.

My definition of trashed - the pics attached are pretty much how the place is throughout. The house is about 20 years old. It was rehabbed 10 years ago.  Hard to tell what portion the insurance company will deem wear and tear, but my gosh, if that carpet is not considered vandalised or malicious mischief and a total replacement job, I don't know what is. There was a can of black paint on the floor in one of the other rooms.  I have had other properties with various tenants in and out over a period of 15 years and the carpet and walls are still in good condition given the age. The difference between good and bad tenants.  At least now, I can look past the damage and see how even just new paint and carpet will change the whole appearance.  Come to think of it, no more carpet! Vinyl planks will be going down.

Thanks Bill. Another great contribution that gives me food for thought. 

Thanks for the insights. It is much appreciated.  I love it that we all have different perspectives and throwing new thoughts into the mix helps when going through the decisions that need to be made.