All Forum Posts by: Kyle D Birch

I had this happen recently with a a meeting tenant. Place was spotless before her and had bugs within two weeks. I tried spraying and it didn’t help. I had a company come out for $100 and it caused more bugs, which is normal. They came out again and she was rude, but so far no issues. I think it falls on the landlord unless its the tenants fault, but how do you prove that and is it really worth the time?  Is the tenant worth keeping 

I would love to find someone who would spray my 7 units every few months for a reasonable rate, but they all want to charge by the unit. If anyone seeing this has referrals for a reasonable company, let me know. 

Good morning all,

I am looking to get my entry way & stairway repainted & new carpet on the stairs. See pictures.

I have a quote for $1150 to paint everything but wanted to see what others would expect to pay. 

Also, I am looking for a reference for someone who can put new carpet on the stairs. 

@John Warren any suggestions? 

Located in Beverly, Chicago.

I have the macerating toilet in the basement of my apartment building. Spent about $1000 on it & installation from Menards. Had it 3 years and no problems. The installation is easy, read the directions and do it yourself. 

Hi Pat,


I’m interested in hearing more about your experience.Where are they located? What kind of work is being done? I have a few properties in the Morgan Park/Beverly area and turnover is usually around $2,000 but many times that includes updates as time sometimes moves out I’ll do something like replace appliances or a few windows so I am always slowly updating. 

I’m also curious to hear more about your property management experience. I self manage, but eventually will likely outsource. 

I agree with Mark. I have a two flat in Beverly but only one set of utilities. When I market them for rent, I advertise a price slightly lower than market rents in the area but included in the description is a flat utility fee for gas/electric/water ($1100+$175 utility fee). Between the two units, I bring in $350 a month which more than covers the bills. Tenants seem to appreciate always knowing their rent/bills will be consistent and I don't have to offer “free water & heat” like I do on my 4 unit building. 

I have 7 rentals on the south side in the Beverly Morgan park area. I just rented my 1 br for $1175 a month and 3 br for $1650 a month. I was worried their may be less interest because I usually draw commuters who take the metra down town, but I had no issues. I thought the work from home movement may have hurt, but I haven’t seen a difference. Both rented within the first 5 showings. 

Get your money and move on. Let’s just say they decide to avoid court & honor the original agreement. Do you really want someone installing a roof who believes they are losing money? Will they cut corners to recoup cost?  Will they care about subbing the work out to subs who they know are poor?

When you do have an issue in 3 years due to poor workmanship, will they even come out?


Get  2 more quotes. Show them the same scope of work of the company you have. If they can’t beat the new price, pay the original company. If they can beat it, request a refund and explain the situation. 

What is your hourly rate?  Would it cost you more in time/money to fight them in court than the difference in the cost between the two quotes?

Follow John’s directions. He connected me with Josh and I have never looked back. 3 mortgages and 2 refinances later and he’s better than any of the other 5 lenders I have used over the years. 

Change lenders so you can order a new appraisal with a different appraiser. I’ve had this happen a few times and with a new lender 2 weeks later, I saw a $40,000 difference in value. 

Marco,

I agree with everything Joe said, but would add that you should nicely supply comps. I recently refinanced my 4 flat in Beverly and can answer any questions you have. I would also suggest chanting lenders if you don’t like the valuation. I keep 3 lenders on deck and when I don’t like my number, I change guys. I’ve seen a $60k change in appraisal in 2 weeks from different appraisers/lenders on the same property.