All Forum Posts by: Mark S.

Originally posted by @Eric James:

Originally posted by @Mark S.:

I should have just let this guy move out.

Drama on top of more drama.

Plumber fixed the toilet, which he says "may" be what caused the smell, but he personally smelled nothing.

The tenant somehow, and I have no idea how, tracked down my personal cell number - bypassed the property management company and started calling me to complain about the fact it took three plumbers to fix the issue and how he shouldn't owe rent because of being forced to live in such an environment.

Eventually I lost my cool because this guy was getting more and more aggressive on the phone, and I told him I would gladly approve his request to move.

I don't think he expected that, because an hour later the tenant's mother called me (she doesn't live with him) to apologize on his behalf and talked to me about allowing him to continue living there. She was a very nice lady and I think against my better judgement I said he could continue living there if the madness stopped.

I have a dozen properties and first time ever that I had any direct interaction with a tenant.

The probl isn't the tenant. The problem is you are emotionally involved and don't seem to be cut out for landlording. If a tenan like this calls you, you tell them to contact your PM and hang up. Block their phone number. This issue really isn't a big deal other than in your head.

I'm not emotionally involved. I have a private number that is hidden quite well. After doing numerous internet searches, it does not come up in any fashion under my name - and this guy somehow got it.

And it's not a number I can just change because of this guy, I've had the cell number for over 20 years, which is why I'm careful on who has it. I have alternate cell numbers that I provide to people just to avoid giving this number out.

Obviously I wanted to find out how in the world did he obtain my number - because if the property manager provided it they would be fired and if it was the plumber they would be fired from future work.

I told the guy ten different ways that I have no problem allowing him to leave and I wouldn't penalize him in any way, but once someone is doing threats - the conversation turns a different way. I live less than 2 miles from this place and unlike my number, my home address is easily obtainable online. For all I knew this guy would show up at my door step when I least expect.

I don't allow emotions to dictate things, it's only business.

I just removed a tenant from another property that was there for 15 months without paying rent, because Vegas' non-evict order prevented me from booting them (it expired on June 1). This tenant was not even my tenant. There no was lease, no papers, nothing. She was the caretaker for a tenant who passed away and refused to leave once he passed.

Despite this tenant driving a Mercedes and going on vacations, my hands were tied from evicting them. I didn't get emotional. I stayed patient because I knew her non-paying run would eventually end.

And what did she do, left the property in such a trashed state that that a junk removal service told me it's going to take at least 2 full trucks to clean the place out - and it's going to need a top to bottom remodel. It looking like a hoarding episode nightmare.

Literally two hours after seeing my property in that extreme trashed state, this nice fellow calls me with threats. It was an interesting day to say the least.

I should have just let this guy move out.

Drama on top of more drama.

Plumber fixed the toilet, which he says "may" be what caused the smell, but he personally smelled nothing.

The tenant somehow, and I have no idea how, tracked down my personal cell number - bypassed the property management company and started calling me to complain about the fact it took three plumbers to fix the issue and how he shouldn't owe rent because of being forced to live in such an environment.

Eventually I lost my cool because this guy was getting more and more aggressive on the phone, and I told him I would gladly approve his request to move.

I don't think he expected that, because an hour later the tenant's mother called me (she doesn't live with him) to apologize on his behalf and talked to me about allowing him to continue living there. She was a very nice lady and I think against my better judgement I said he could continue living there if the madness stopped.

I have a dozen properties and first time ever that I had any direct interaction with a tenant.

Originally posted by @Account Closed:

Check the caulk around the toilet base. We leave a quarter width gap in the back so that if the wax ring ever fails we know immediately from water seeping around the back of the base instead of through the ceiling below.

It's rare, but sometimes we get called back for a sewer odor. Filling in that gap solves it. 

The guy is probably full of it, or has never been self aware of his own odors. What's the next step you would take if the next tenant reports the same problem?

I have to confirm with the plumber that the toilet was reset and new wax ring was placed on. Due to the holidays may not know until Tuesday.

Originally posted by @Eric James:

Originally posted by @Mark S.:

Originally posted by @Isaiah Williams:

@Mark S. How hard would it be to move a new tenant in? Depending on how easily this could be done, I would have have tenant sign a mutual early termination agreement and let him move out. Keep a portion of his deposit as an inconvenience fee and make sure the property is turn key spotless. So long as it is, have the home ready to be moved right back in within a day or 2. If this guy just moved in and already giving you problems like this, he will continue to be a headache for the entire length of the lease. If its an easy to fill unit, there are easier tenants out there to rent to without the headache. 3 plumbers! I can't believe that you are much better than I am! If the first plumber said there was no smell I would have contacted the tenant and told him there's no issue reported and to either get over it or get out with the above mentioned conditions.

 I can move a tenant in easy. I already told my property manager, if he calls again with another odor complaint, then allow him to move out at the end of the month, because I'm not paying to send a fourth plumber.

If you have a PM you shouldn't even be hearing about this. 

Having to pay your PM a new reletting fee isn't. "easy". 

 Thats the problem. Bershire Hathaway is my property manager and my rates are pretty low (compared to their usual rates) because I have 12 properties with them, but I would still have to pay them a fee when they get a new tenant in.. 

Originally posted by @Isaiah Williams:

@Mark S. How hard would it be to move a new tenant in? Depending on how easily this could be done, I would have have tenant sign a mutual early termination agreement and let him move out. Keep a portion of his deposit as an inconvenience fee and make sure the property is turn key spotless. So long as it is, have the home ready to be moved right back in within a day or 2. If this guy just moved in and already giving you problems like this, he will continue to be a headache for the entire length of the lease. If its an easy to fill unit, there are easier tenants out there to rent to without the headache. 3 plumbers! I can't believe that you are much better than I am! If the first plumber said there was no smell I would have contacted the tenant and told him there's no issue reported and to either get over it or get out with the above mentioned conditions.

 I can move a tenant in easy. I already told my property manager, if he calls again with another odor complaint, then allow him to move out at the end of the month, because I'm not paying to send a fourth plumber.

Originally posted by @JD Martin:

Originally posted by @Mark S.:

Originally posted by @Mike Reynolds:

As @Jim K. and @JD Martin and others have said, you probably do have an issue. You can let him out but what will the next tenant do? You need to find this problem out asap. I would tend to think it was a dry trap that is leaking slowly. If the smell is not as bad after a shower but is worse say 8 hours after the shower, it is most likely a dry trap. Since this is a condo, you will be liable for replacing drywall on the unit below you. 

Another thing to check is the vents. Maybe they are clogged with a chimney sweep bird nest or something else. 

What do you base me "probably" having an issue on?

There was a tenant in there for a year before this guy rented the unit a month later. There were never a single complaint about a smell. Three plumbers, three companies, and they smell nothing.

I had a similar issue in my house, with a bad sewer like odor. It was unbearable and so bad that the entire second floor stunk like rotten eggs. It was going on almost every day of the week. I had a plumber come over and he said "dry trap" and he was able to smell the odor before he went up the stairs to even get to the second floor. We have four bathrooms and rarely use the one on the second floor when compared to the rest.

I ran the water about 10-15 minutes a day for a week or so, threw a few scent pellets down the drain (bought at home depot). I haven't smelled anything in over 2 years.

The tenant, who speculates on the issue, thinks the trap is "missing" and told one of the plumbers that he wants a new bathtub placed in. Now the tenant is unsure if it's the tub.

Prior to renting it out, I was there almost every day, day and night, making sure the remodel was done right, fixing a few things, taking pictures - and never smelled anything.

Mind you, there are two bathrooms in this unit - and only the master is an issue, according to the tenant.

If the tenant continues to complain, I'll let him go no problem. That unit will rent fast.

Since it's so close, once the tenant is out I can then go there and run several tests like running the shower for a while or running the rub running the sink, etc., and see if any smell comes up.

 If only the master is a problem, this is easier to investigate and solve. Have the tenant use the other bathroom for a while as you troubleshoot. Tape closed every drain and overflow in the sink and tub, advise him to keep using the toilet and see if the odor goes away. If it does, untape the sink and see if it is still gone. If so, then you are either losing your water in your tub's p-trap or there is slime build up in the shower drains and/or overflow. 

 I should mention, as the plumbers are there - he says "don't you smell that" and they smell nothing. This is not a case where they show up and the smell is gone. He says it stinks as they are actually there. 

Originally posted by @Mike Reynolds:

As @Jim K. and @JD Martin and others have said, you probably do have an issue. You can let him out but what will the next tenant do? You need to find this problem out asap. I would tend to think it was a dry trap that is leaking slowly. If the smell is not as bad after a shower but is worse say 8 hours after the shower, it is most likely a dry trap. Since this is a condo, you will be liable for replacing drywall on the unit below you. 

Another thing to check is the vents. Maybe they are clogged with a chimney sweep bird nest or something else. 

What do you base me "probably" having an issue on?

There was a tenant in there for a year before this guy rented the unit a month later. There were never a single complaint about a smell. Three plumbers, three companies, and they smell nothing.

I had a similar issue in my house, with a bad sewer like odor. It was unbearable and so bad that the entire second floor stunk like rotten eggs. It was going on almost every day of the week. I had a plumber come over and he said "dry trap" and he was able to smell the odor before he went up the stairs to even get to the second floor. We have four bathrooms and rarely use the one on the second floor when compared to the rest.

I ran the water about 10-15 minutes a day for a week or so, threw a few scent pellets down the drain (bought at home depot). I haven't smelled anything in over 2 years.

The tenant, who speculates on the issue, thinks the trap is "missing" and told one of the plumbers that he wants a new bathtub placed in. Now the tenant is unsure if it's the tub.

Prior to renting it out, I was there almost every day, day and night, making sure the remodel was done right, fixing a few things, taking pictures - and never smelled anything.

Mind you, there are two bathrooms in this unit - and only the master is an issue, according to the tenant.

If the tenant continues to complain, I'll let him go no problem. That unit will rent fast.

Since it's so close, once the tenant is out I can then go there and run several tests like running the shower for a while or running the rub running the sink, etc., and see if any smell comes up.

Originally posted by @Jim K.:

Oh no no, I've seen this movie before.

@George W.

@George W.Does this sound like a possible draining/siphoning/cracked shower trap to you as well?

@Mark S.

1. How old is the condo?

2. What kind of condo is it, specifically, is it an apartment in a larger, older, masonry building?

3. What happened in the bathroom remodel?

@JD Martin

He claimed it was coming from the bathtub. All three plumbers disagree.

The condo community is maybe 17-20 years old. 

The third plumber said there appeared to be a minor leak around the toilet, maybe the wax ring is bad. I told him to replace and reset.

The plumber said "maybe" that's what he smelled, but the plumber himself smelled nothing. Tenant claims the smell is so bad the condo is "unlivable" - which seems a far stretch with three plumbers unable to smell even a slight odor.

I can get another tenant easily, we had 12 showing in two days when this place went on the market for rent.

If at this point the tenant calls again with another complaint, I'm going to give the green light for the property manager to let him out.

I have a tenant who claims that there is a bad sewage smell coming from the master bathroom - making it unbearable to live in the condo.

He just moved in there on May 1.

The entire condo was remodeled. I was there very often to oversee the project and smelled nothing. Prior tenant had no complaints.

Two different plumbers have gone there to investigate and neither smelled anything. They felt the tenant was angling for something, but unsure of what that was.

I'm now sending a third plumber, per tenant's request.

Tenant is also asking to be let out of his lease so he could move at the end of the next month - due to the smell.

If the third plumber also smells nothing, should I let the tenant out of the lease? Keep the deposit? Hold him to the signed lease?

I recently closed on my 10th property in Las Vegas (which is where I live).

I own all 10 of them free and clear - so cash flow is very good with all of them being rented at the moment.

I hate mortgages (because it's too risky for me), so I usually buy properties straight up with cash (I know not everyone can do that).

I also wanted to avoid scenarios where tenant leaves, property stays vacant and I'm forced to pay a mortgage every month. With buying them straight up I only worry about the monthly HOA fee, for the most part, when vacant.

I also remember how some of my friends who are investors, and did mortgages instead of buying with cash, lost their portfolios when the Vegas market crashed a decade ago. They were charging top dollar rent on some of their homes and were still losing hundreds per month.

Based on what happened to them, I always do cash.

I try to save up money and buy at least 1-2 new properties per year.

I only buy condos and townhomes in high demand areas with good equity increases.

Prices are really shooting up. Three condos that I bought in 2018, near Boca Park, for around 142-145K each - are now going for 165-185. Another I got for 170K in 2019 is now going for 200K with the same floor plan.

My real big concern at the moment are year to year increases in HOA fees.

But I do agree with cash flow not being the best if buying properties with 20-25% down.

Recently, I really wanted this 3 bedroom townhome that I liked and considered doing a mortgage as I didn't have enough money to buy it straight up with cash - but after doing the math, even with a 40% down and 30 year mortgage, I would either break even or make, at most, 175 bucks profit after expenses (and that's if no unforeseen expenses came up).

That's not enough profit for me, not when I make 1200-1400 a month in profit on some of my properties. It was just too much risk.

So I decided to back away from that townhome and instead bought a property at a lower price point, straight up with cash, a very nice 2 bedroom condo in Summerlin (with an existing tenant).