All Forum Posts by: James Conaway

Have a new tenant in one of my units in a fourplex. The unit has used appliances I purchased. The tenant moves in and notifies me that the dishwasher is leaking showing me a picture of suds all over the floor. I go over and check it out and ask what type of soap they used and they claim to use dishwasher tablets. I check the dishwasher myself and assume it must have a leak near the door. Part of the issue could be they speak broken English so there could have been a gap in my understanding of what they did before I called the appliance repair guy.

I call a appliance repair company to come out and they state the customer is using too much soap/wrong type of soap and educate them on what not to do. This education costs me $80.

I feel like they are responsible for the issue that lead to the $80 service call, and should pay it. I also like these tenants and it could have been a sincere mistake on their part on not knowing how to use the dishwasher and used too much/wrong type of soap.

The question is should I:

1. Let it pass and just eat the cost and warn them next time if something like this happens they are responsible for the total cost if the issue is due to their mistake?

2. Demand they pay half the cost of the service call? (Split the cost)

3. Demand they pay the full cost of the the service call?

I am looking for a property management for a low income 4plex I own. Location of property is North Phoenix. 

Does anyone have a recommendation?

Horizontal or Vertical more hard wearing for renters?

Is 3x rent income requirement (including voucher) common?

I am remodeling a 4plex and am wondering if I should be the one to install blinds or just have the renters do it. I am leaning towards that's a landlord responsibility, but wanted a section opinion.

I have to existing rentals that are luxury condos and have a system to get renters approved. I now have a low income 4plex that I would like to rent to section 8. Do the same approval policies and procedures apply to section 8 renters?

- I think I am going to get renters that have a problem with English, so should I expect them to be able to fill out a English application.

- Should I expect them to pay with a check or be willing to accept cash each month?

- I use an online credit/eviction/criminal background check service, should I expect them to be able to fill out and pay via the online service?

I use the following criteria: 

• Applicants minimum requirements Policy:
• Applicant’s gross monthly income must equal approximately three times or more the monthly rent.
• Applicants must be employed and be able to furnish acceptable proof of the required income.
• Applicants must have a credit score at or above 600.
• Applicants must have good references concerning rental payment, housekeeping, and property maintenance from all previous Landlords.
• Applicants do not have a history containing evictions.
• Applicants do not have a history with felony convictions.

I was told that your rental unit can qualify for a higher section 8 rent allowance based on additional features, such as ceiling fans and microwaves.

The alternative is they can provide their own on the countertop and plug it in to a wall outlet.

I am renovating a 4 plex that does not have a dedicated circuit for a microwave. It's going to cost me about $200 per unit to put one it plus the cost of the microwave.

I am trying to determine the ROI of the additional cost. These will be lower income rentals that I will advertise to Section 8 tenants.

Is the $400 per unit cost justified? Is it a matter of renter unit potential attractiveness and/or additional rental income?

I purchased a 4plex that will be filled with low income tenants.

1st question:

The roof has leaks. The roof needs to be repaired, but roofer is recommending a full replacement.

The roof is flat with rolled asphalt.

I got two bids to repair.

1. To repair the roof and apply 2 layers of Elastomeric coating. The goal would be to have to roof last at least another 3 years to save up for full replacement. $4k.

2. Fully replace the roof. $12k.

I am looking for recommendations on which path to take. 

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2nd question:

3 of the 4 units have very dirty coils and ducts. The AC guy recommended just leaving them dirty and then deal with it when you replace the units as they were 15+ years old.

My thought is to have at a minimum the coils cleans to help make the AC units last as long as possible.

FYI, tenants pay the AC bill

Should I clean the coils, ducts or just wait until the units die?