All Forum Posts by: Kristy F.

Hello,

One of the apartment windows leaked water after a series of storms in our area. I quickly had it resealed and peeled off wet drywall replaced within 2 days. Now my tenant is asking for a mold inspection on the rest of the walls around the window that got wet. I don’t see any mold from photos (just some water stains).

I have no prior experience with mold. Is an inspection expensive? I’m also worried that if the inspection does turn up mold, I would have to do an extensive rehab. Any advice appreciated. 

@Kristina Meyers @Sergey A. Petrov The tenant says her boyfriend (not a tenant but living with her) has contracting experience. I don't know how much experience that would be because she last told me he is a musician.

The tenant has been here since 2015. They are decent enough for SF rent-controlled tenants. The carpet has been there for at least 7 years. I would have to replace it anyway if they ever leave. Currently, they are paying around $400 a month below market rate. If they do leave, I would need to remodel the apartment a bit before I can rent it out. 

I'm leaning towards no, but may say yes only if they sign something releasing me from all liability and paying to replace the carpet if anything goes wrong.

Hi all,

So my long term renter (rent-controlled apartment) is asking if she and her bf can remove the carpet throughout the apartment themselves and refinish the hardwood floor underneath. She has a dog, and I do have other renters in the apartment under theirs so noise could be an issue. I also worry they may mess up the project since they aren't professionals.

Is this a good idea or no? What should I suggest instead?

@Josh Johnston thanks. Well, if I Ellis evict them, I can’t rent out the building for the next ten years either. Yeah... The laws are draconian here towards landlords. 

@Edward L lauckern that’s a relief. Do you think I need to get dehumidifiers in there? I was thinking about calling a water damage company tomorrow

@Theresa Harris

They are protected because of age and how long they have been there. If I want to get rid of them without a “just cause”, I will need to Ellis evict every tenant in my building, and pay each of them $21,000 in relocation costs. Crazy right?!

I don’t have to agree to any cosmetic upgrades, but I do have to repair any habitability issues. For example, ugly bathroom, I don’t have to remodel. But a bathroom that’s moldy (which their bathroom will probably become), I have to fix. It has become a pattern with them. They wanted a new door lock, I said no. Then a month later, their lock “breaks”, so I had to change a new lock for them. 

@Brian Garlington Sounds like you know San Francisco crazy laws well. They are not Section 8 but are a nightmare.

I don’t understand how a broken lever would cause water to seep through the floor joists, insulation, and drywall. Anyone experienced with plumbing issues can pitch in?

Here is a picture my second floor tenant sent of her ceiling 

So in SF, how it works with protected tenants is basically, they have a lease for life. I basically can't get rid of them unless they do something wrong (ie. not pay rent, damage property). Overflowing toilet is one thing, but the main issue is the water damage to the ceiling. I may have to change the floorboards, ceiling drywall, and insulation.

And I believe they did it on purpose to get me to remodel their bathroom. The timing is too convenient. 

Hello all,

I need your advice regarding an emergency. I have a triplex in San Francisco, where the third floor tenants are protected and paying below-market price rent. They have been there for two decades, and I inherited them when I purchased the property. Since day one, they have been a hassle to deal with. They've requested kitchen remodel, repaint, upgrades to windows and blinds, etc. I've probably spent over $10k on their apartment with them paying less than half of market rent. I know, it burns.

The wife's most recent request has been a bathroom remodel, which I refused two weeks ago. But this morning, my second floor tenant texts me to say there is water leakage all over the ceiling of her room. She called the third floor and they told her that their toilet was "leaking". I then receive an email from the third floor tenants saying that their toilet is leaking from the base. Then 20 minutes later, I receive another email from them saying that the toilet is not leaking, but just overflowing because the lever to flush isn't working properly.

Now, would this count as their fault? If it is, technically I can terminate their lease and get rid of a huge pain in the you know what. I would appreciate any advice on what to do.

He is about 2/3 of the way through. My husband and I both heard him say all materials are on him, all fixtures are on us. I remember me clarifying what materials include. He said lumber, nails, screws etc. Now he is saying lumber, nails, and screws that's it, which is very strange to me. 

Hello all! I have a question regarding construction bids. When the contractor that I hired signed the contract with me, he said that materials are to be covered by him, and all fixtures are to be covered by me. Now he says that he only covers lumber, nails, and screws. The rest (pipe, brackets, hold downs, anything not lumber/nails/screws) are my responsibility. Our contract does not specify what counts as materials, only materials vs fixtures. 

Is this the standard? Or is this guy being shady? I appreciate your advice. 

@Carl Fischer I haven't gotten any professional bids for the remaining job. I'm guessing at least $30,000, maybe $40,000.