All Forum Posts by: Account Closed

I had my first minor emergency a short time ago-a plumbing leak that had water squirting out of a supply shutoff valve inside a unit. Happened during easy daytime hours on my day off work. Handled it. Cool. :)

Then little old newbie landlord got to thinking, “Crap?!? What if I’d had to handle this by PHONE when I was AT work?”

Here’s an idea that I think works. Can you offer feedback on it, or how you would handle this?

Lockbox with building entry key inside, attached to a wooden post in back of property. Easy to find, but also not sitting in plain sight to passers by.

I thought if that box was broken into by a vandal or thief they wouldn’t be able to gain immediate access to tenant units if I only put the outer door’s key inside it. Thinking I should use another locking barrier inside the public area of building for key(s) to access tenant units though? (Opinions? Is this making it needlessly complicated or paranoid?)

Once my helper/contractor/etc. has the key to building, should I put the master key that opens all 4 units in another combination locked container? Or is it required or general practice to give access to individual units only, and lock each key in its own combination locked lockbox or closets? (I actually do have unused storage closets right now. I was thinking of claiming them for my use anyway, so, it would be a doable plan)

Thanks for your thoughts.

—— OMG-I’m so embarrassed to admit all I *did* end up needing was a pipe wrench, and while a bit embarrassed I’m also very relieved to have found straightforward success after my little shopping trip. (I’ve never used/owned a pipe wrench before-I just figured my other wrenches would have been tool enough and figured it was me/my technique.) Worked like a charm where my other wrenches failed. -blush- Thank you to everyone who piped in and helping me keep on learning and trying to figure stuff out. I like to tell myself, I may be ignorant, but I think I’m trainable. :)

@Kyle J. I wondered about cutting it off because I was worried if I forced it too much I WOULD it could break pipes. (Yikes!). Glad to see this blog post. Thanks much!!

@Peter M. Ok. I’ll try again. Thanks.

@Matthew Paul - I’m sorry if this seems dense. But isn’t the nipple the plumbing connection that is still COVERED by the tub spout? I can’t get the tub spout to twist. That’s step one of the many YouTube’s I’ve been trying to learn from. :( Did I misunderstand your answer or the terminology of the parts? (Thanks)

Hello! Can you share any tips to remove a tub spout? I don’t think there’s a set screw. But to lube the threads behind the spout so I can twist this beast off? Other tips? Stumped. 😞. Shower diverter knob stuck UP (showering direction of the diverter-no tub filling taking place, in case that further complicates getting the spout off?)

@Andrew B. That’s what I was thinking might help, too, gross as it sounds. ;). With just a screwdriver I plucked out a bunny tail sized glob of hair/goo/slime. I’ll take that approach and then throw some liquids on it perhaps.

Follow up question: would that level of “drain snaking” cause issues in units below? If so, fortuitously (?) this is the top unit of a 3 story plus basement. Thanks!!!!

@Karl B. Thanks!!

I am prepping a vacant unit right now. (Full disclosure: first-time landlord, bought property in Feb 2020)

Before COVID the previous tenants mentioned ants. They were small and localized to bathroom sink. I didn’t have a chance to f/u as they weren’t especially bothered by them (prev prop mgr didn’t address them) and it didn’t qualify as a “maintenance emergency” during early COVID restrictions on entering an occupied unit. But now I’m in and the ants are there, here and there.

But what’s more prominent are small black bugs-flies perhaps? I’ve not actually seen them fly but I think they have wings. They congregate (small numbers, don’t misunderstand) by bathroom sink, tub, and windows throughout unit. For example, in other rooms of apartment they were initially hardly noticed by me. But when I started painting—-many a small black bug met its untimely death in a fresh coat of paint. (They’re so small as to be like a speck of dirt so i can’t see them in the finished paint job at all, I just know I brushed over them while cutting in!)

I googled and wondered if these could be drain flies? It’s just that the photos online are all super close ups and I can’t tell if my little specks-of-dirt-like bugs are the moth-like looking drain flies. Anyone have a layman’s photo of these bugs in real life by a sink? Experience with how often drain flies actually do take flight? Anyone have experience with drain flies or an alternative theory for the identification of this kind of bug? Thank you!!!

@Joe Splitrock

I’ve been wondering. Would it be safe to use an ozone machine in a vacant unit in a 4-unit house-like building? Is the seepage under a door dangerous to other tenants? Thanks!!