All Forum Posts by: Kathleen Leary

Around here, septics have to be inspected before property can transfer. All local companies will do it; last time I had one done, it was about $500. That included pumping out, visual inspection, verification of leach field, re-fill with clean water & replacing the cover with some stupid green plastic thing the county now requires & which could be taken off by any 8-year-old. (Sorry - soapbox!) Every county likely has requirements for septic inspection, replacement, etc. already in place & any local septic contractor should be able to help you out. Of course, if replacement is called for, get multiple bids! 

Go visit other rentals in your area & see for yourself what's "the norm." It differs with every market demographic, price range & type of property. You are not required to provide anything UNLESS it's spelled out in the lease/rental agreement.

Personally, I furnish a fridge & stove. I do NOT want tenants hooking up their own stoves, gas or electric! The fridge is a plus, since most renters around here don't have their own & the majority of properties do include one.

Washer & dryer hookups are available, with the stipulation that all resulting damage is tenants' responsibility. I do not have dishwashers or garbage disposers, ever - in my experience, they are just problems waiting to happen. 

But (in apartments & higher-income properties) they're expected. So you'll need to find out what's best for your own locale.

I use my (old) table saw all the time! BUT if you only have one power tool, get a miter saw first. And, as noted, a circular saw with a clamp guide (plus sawhorses) is truly your best bet for sheet goods.

That said, I built a roll-around storage table with locking casters the same height as the table saw to use as an outfeed support. Can't get good support for those long rip cuts otherwise - also don't have to worry about the work piece flipping up. And I can keep smaller tools in the storage cabinet underneath - bonus!

You can give tenants a stack of 200 filters & send them a reminder & they STILL won't change them. 

Either do it yourself (my tactic) or just assume it won't get done.

I had a very similar property go vacant the end of September (a couple of years ago). It did take until January to get it rented, but it was to a tenant who has turned out to be THE BEST EVER. (I hope he stays forever!)

I would just say screen, screen, screen; don't take the first warm body with a checkbook just to get it rented. You may regret it later on.

I lived in a place (rental) that had a "mother-in-law" unit behind the main residence. It was designated "123B" by the Post Office & had its own mail box. No idea of the legality with the city, etc, but that's how the P.O. wanted it set it up. I'd just ask at your local branch & see what they say.

Only my opinion . . . . I've had similar situations (I'm right down the road from you in Ottawa!) with plumbing leaks, etc. If the tenant is letting you know the problem ASAP, have paid their rent in full/on time & otherwise been a good tenant, of course I would give them a discount. I've put tenants up at a motel for a few days because the property wasn't up to snuff. 

Technically, they are paying for a property in XYZ condition & if it isn't up to those standards, they should get some money back. (FYI, the tenant using the stove to heat the house is super-unsafe & needs to be stopped immediately, regardless of how!) 

Granted, I've got super tenants, but I also try hard to work with them on issues & keep them as long-term residents.

I hold open houses, not individual showings. There are people in & out throughout the showing time. I also have a friend with me (if possible); if not, I make sure the neighbors know I'm over there & I ask them to pop over as time permits. (Getting to know your neighbors is one of the smartest things you can do, period!) Usually, I try to rent in the warmer months & leave all the doors wide open. Never have knives or breakable glass available in the kitchen if you've staged it. As noted, I don't go upstairs or into the basement - prospective tenants look around on their own. And lastly, I have a handgun on my person at all times. Yes, that's legal in this state. (All you anti-gun folks please don't get your panties in a twist - I'm just answering the question!)

Plan ahead & don't worry about seeming paranoid. Better safe than sorry.

Check your  local statutes! Every place is different - go strictly by the book or it'll come back & bite you.

I add $10 per day as soon as allowed, BTW. It's not a huge amount, but it can add up.

Tenants won't change filters, no matter how big a stack of new ones you give them. Smoke detectors get "decommissioned" when the batteries start dying. GUARANTEED!

I change the HVAC filters every month myself - tenants know & agree to this before signing a lease. I also change out all batteries in smoke/CO detectors twice a year. In truth, I've had good response from tenants by doing this - they appreciate that I take care of the property. I always ask if anything is even remotely broken, loose, etc. & make arrangements to fix it ASAP.

Disposals, ice makers & dishwashers - no! (I realize some properties pretty much have to have a dishwasher, but not around here.) These are all PIAs waiting to happen.