All Forum Posts by: Chris Da

Not to be rude, but I am NOT looking for opinions, but rather a LAWYER or someone who has true knowledge of the law in PA. If possible I would like info on where to find case law where I can prove my case to the judge as I want to end this.

Thank you ahead of time for your input.

Situation:

I purchased and flipped a house in Phoenixville Pa. Very nice 3br single home in a nice area. We did a COMPLETE rehab on the property including roof,siding,windows,dormer, 2 new baths, new floorring,kitchen,HVAC. The whole shooting match.

The houserehad was completed in Mid December 2013 and listed for sale. We had one of the worst winters we had in Pa in 20yrs. Snow on the roof constantly, ect.

The house was completely staged through out the winter months as the bad weather kept people away. finally it went to settlement on April 20 2014. Prior to settlement the buyers had a home inspection done and the house was also inspected by the local borough as we pulled permits to complete the work we had done.

April 21st, the day after settlement this area of PA and many other parts of the state had torrential down pours and I get a call from the new owner..."Chris the living room has a leak and it is coming out of the high hat lite and I don't know what to do!" Me being the nice guy that I am went over to see if there was a simple solution (In the torrential downpour). I got there and noticed the leak, looked around the outside for a missing shingle or anything obvious. Nothing. What I mentioned was that, "I know this isn't want you want to hear, but I feel as the rain is coming down so hard and the wind is so strong that I felt water might have been blowing into the ridge vent and making it's way down and following the path of least resistance." I suggested that they wait for the storm to pass and that it may not happen ever again, but if he would like he could call me later in the week to look at it when it wasn't coming down like buckets of water from the sky.

No call, but what he does is call a local "thief" being he is new to the area who is a "roof expert." He climbed on his roof and took pictures under 3 shingles that he lifted of nail holes that were not calked over, dabbed some calk on them and claimed that is the leak, problem solved and handed the guy a bill (1 hour later) for $940.. !!! BOY AM I IN THE WRONG BUSINESS.

Owner calls me and lets me know the "Roof Expert" solved the problem and that I need to do the right thing, and pay the bill. I explained that I offered to help him earlier, and that I WAS NOT going to pay ANYONE $940 to dab some calk on shingles, and futher more that I don't feel that was where the water was coming from.

I just had a state constable deliver me a summons today that this guy is now taking me to court over this damn bill.

MY question is......WHEN DO I NO LONGER BECOME RESPONSIBLE for the house? HOW do I make sure to win this in court? Am I gonna get a summons next week because his window is stuck and he had to pay someone $500 to spray it with WD40? If a pipe under the sink breaks and he hires someone to replace it for $10,000 am I on the hook? I know I am being sarcastic here, but it is about principle.

I spoke to a lawyer buddie of mine today about going to the local JP and the outcome, and he simply said, "Those judges could care less about the law, the judge will make you pay half as thet like the easy way out."

What ever happened the the law? How do I win this? And who is to say that during the next 100yr storm it won't happen again?

Thank you. Will be there. The last flip I did in Phoenixville is under contract and settles in April. Just put together another deal in Royersford. Lost 3 last week to crazy biddders. Never ends.

WOW... Okay. I know everyone is going to disagree with this but the truth of the matter is your dealing with dirt bags. Your entire building was full of dirt bags and sounds like your broke. I was once in your situation... If you want them out then you have to think like them. So, they have a $3200 electric bill? They are telling you that they play games with the electric company just like they are playing with you. Here is goes...PULL THE ELECTRIC meter off. Don't let them or anyone else see you, and go home. They are gonna call you and complain, but what can you do? Tell them to call the electric company. It's not like you can drive down to Home Depot and pick up a globe for a meter box. (I have booties that the electric co uses to cut the electric, so when I have done it, the meter is still there and they think the electric company cut them off.). The bottom line is they aren't gonna call the electric co if they own them that kind of money. They will leave and find another "spot" and turn the electric on in someone else's name. I've seen it soooo many times.

Okay, that being said, is is similar to a simple eviction process as you would use to remove a tenant from a rental property or is it a lot more involved. From doing the research these people have lived here since 2006. I have heard of offering cash for keys type situations but I would think it is easier said than done. My concern is doing a cash deal, tying up 100K+ (which I do often) but I also get in and out. I am not happy with tying up the money and not having a plan where for all I know they could stay for a year. Any more input? I tried asking a lawyer friend of mine but all they want is "$10,000" to start. Typical response and they have no answers.

Hello, and thank you for your help ahead of time.

I am bidding on a house that is listed on HUBZU.. It is bank owned. I just did a flip 6 houses away from this house and did extremely well. I have purchased many house for rental purposes or for flips in the past, but I never bid on a house that is bank owned, but STILL has occupants. It said on the listing not to disturb occupants and it is up to the buyer to get them out.

My question is...why hasn't the bank got rid of them? It went to sheriff sale. I have bought 6 house that were bank owned in the past, but like I said, they were vacant.

How difficult is it to get them out? Why are they still there, and why didn't the sheriff remove them?

Hate to lose the deal, or worse I am high bidder and get it only to be stuck with them. Any input would be great.

Good to see ya here. I too was a tech for Lexus for 16 years. Left that 5 years ago and haven't looked back. Long story and I do miss the auto business, but I much rather prefer the rental/flipping business.

I do exactly what you are thinking about.

IT IS A HEADACHE!! BUT.. it pays well. If you think you can just set up shop and get paid, forget it. Most of these guys are WAYYYY out there. You need to find the guys that have a Federal fuduciary that handles their funds. That is the ONLY way your getting paid. Most of these guys cant handle their own money and most of then receive SS disability on top of their other federal funds. I am a Payee for a few of them. It is not easy, but the catch is you can request alot more rent than normal, and THEY PAY FOR ALL DAMAGES and YOUR labor to fix what they break. Hell, I make 2K a month sometimes fixing my own houses on the side.

yes, what Raquel posted is very accurate. If you are an out of town landlord, forget it. The last thing Pottstown is going to be is kind to you.

I have 9 units in Pottstown and had a hard time for a few years. Now all is good as I have figured out the politics in the town. I had my taxes reduced 40 percent and I have decent cash flow,but i am 100 percent hands on, do all my own repairs, and stay away from old houses.

PA is not landlord friendly so if you plan on being successful I suggest you be ready to break a few rules. example, if they don't pay the rent and start their silly court games...somehow the electric meter goes missing. Trust me, they won't call peco because they owe peco thousands.

the new inspectors would make a non hands on landlord broke for sure,but again, if you know ways around things,your okay.

You have to be like your tenants and know how to work the system and forget about you morals from time to time just like your tenants.

Landlords are attracted to Pottstown because of cheap properties, but cheap isn't always good. I am on the MLS all the time and have first dibs on all the REO's ect, and most 25k properties I would avoid.

do the numbers work at the price he is asking? 15units for 320?k ? Is it a train wreck? What are the rents, tax, ins, ect? He'll I would by 15 unit buildings all day long for that price.