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All Forum Posts by: Jim Adrian

Jim Adrian has started 8 posts and replied 1668 times.

Post: Fourplex with severe foundation issues. What would you do?

Jim AdrianPosted
  • Architect
  • Papillion, NE
  • Posts 1,675
  • Votes 840

If you decide to fix it you could use the vacant unit to rotate the others into as you fix the others.

Post: Would you rent an apartment with an eviction on record

Jim AdrianPosted
  • Architect
  • Papillion, NE
  • Posts 1,675
  • Votes 840

@mike f.

Your number 3 may not be legal.  Most states place a cap on deposit.  You should verify if its legal in your state.  I totally understand your point of doing this.  

Post: Need to cover subfloor before closing

Jim AdrianPosted
  • Architect
  • Papillion, NE
  • Posts 1,675
  • Votes 840
Originally posted by @Mark Holencik:

Painting them may work. How old is the house?

This would seal up the floor if you are going to rent it out again and allow pets.  Stain it?  I would check with the bank and get a definition of what is consider as a finish or what is required. Would a purchase order for carpet/wood flooring work for the bank?

Post: Would you rent an apartment with an eviction on record

Jim AdrianPosted
  • Architect
  • Papillion, NE
  • Posts 1,675
  • Votes 840

With her not working isnt the decision more wieghted on him? We know she wont be providing any income.  If nothing looked funny with the background check and good/ave credit history I may rent to them. If she has a lot of items in collections that would weigh in my decision to a no rent.  Do you have any other leads?  Do you require a minimum credit score? 

Be sure to check out how to screen tenants.   Make sure you do a background check as well.  The lawyer can write a lease for you. I would Google to find some and see what items they inclued or exclude to see what fits your needs. 

I did the same thing you are doing almost 2 yrs ago. I have my house ready in 2 weeks. 2br/1b. Your timing seems right. You can always prorate the month..  I didnt use a pm. Cut into my profit too much.  Any major issues you will need a laywer for anyway I feel.  You are on the right track! 

Post: Tenant not responsive and unsure what to do

Jim AdrianPosted
  • Architect
  • Papillion, NE
  • Posts 1,675
  • Votes 840

If they are month to month now.... I would end the lease and give them their 30 notice to leave. Cut our loses.  You have tried to work with them and they have been a problem from day one.  I would keep part of the deposit to cover missed rent after taking out any damages.

Post: Zoning Issues Re: Converting Duplex to Triplex

Jim AdrianPosted
  • Architect
  • Papillion, NE
  • Posts 1,675
  • Votes 840

I would call and discuss this first with the building department.  Tell them you are kicking around the idea and want a code variance. They will give you the steps you need to take.  This will simplify their review and you chasing your tail.   If its already permitted as a duplex it may be an easier sell to turn it into triplex.

Post: Cracks in exterior brick walls...structural issue?

Jim AdrianPosted
  • Architect
  • Papillion, NE
  • Posts 1,675
  • Votes 840

I agree with @Larry K. on both his comments.  I don't see any brick expansion joints so mother nature was going to break the bricks where she wanted.  The bricks broke due to shear structural forces as they broke in a straight line.  I would look at the walls and see if they are bowing outward. If so, this is due to brick expansion.  I can't tell if there are weep holes in the bottom they should be about 24" o/c.  I would be surprised if this is a composite wall with brick mortared directly to the house sheathing.  This isn't standard with wood construction but could be found if cmu constructed but again not common for houses.   Bricks expand when they get wet because they are clay products.  Bricks look wet as @Jeff Pancone mentioned.  I don't see any flashing at the base of the wall which would be below the weep joints.  Water has no way of getting out from behind the brick.

As to fix this...

Get 3 quotes from a mason.  I would clean out the joints where the cracks are and place backer rod and sealant. I would choose a color darker then the brick to hide the joints. The cost for new brick install would be around $15-20 per sf but we are talking repair so it will be different.  Weep holes need to be added or exposed/cleaned out.  Might want to add weep holes higher up.    

Post: How Long Should a Tenant Wait

Jim AdrianPosted
  • Architect
  • Papillion, NE
  • Posts 1,675
  • Votes 840

It helps to have a yearly service contract for the hvac system.  They clean the units in the spring and fall.  This can catch parts failing before they go completely out. This extends the service live the equipment.  Pricing will vary but it runs me around $200 for the year.  This also is a great excuse to check out the inside of the rental.