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All Forum Posts by: Matt R.

Matt R. has started 16 posts and replied 478 times.

Post: 1960's 4-unit - Need help with doors!

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313

On the commercial quotes, were you possibly being quoted fire-rated doors?  These are required by code in some commercial and large multi-family applications, and tend to cost more than "regular" steel doors.  If there was a time (from 20 minutes to 3 hours), or the words "Warnock Hersey" or "Intertek" floating around the quote, then they may have been fire-rated doors. 

A 4-plex may or may not need fire-rated entry doors, depending on the local building code; check with the city or county to find out.  If you don't need fire-rated doors, the price may come down a little.

(If you're ever in a commercial or public building like a high-rise office, hospital, manufacturing plant, school, or City Hall, look at the hinge edge of the doors for labels like this https://www.google.com/search?... ; those doors are fire-rated.)

Post: Home maintenance reference

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313

I've got a copy of "How to operate your home" by Tom Feiza.  Mine says "Professional edition" on the cover; the title page says it's the 3rd edition, from 2013, and is ISBN 978-0-9832018-2-3 .  I've read through it and I think it's pretty good; it has some checklists and "must-do" lists that seem to be what you're looking for.  I learned some new things from it, too... mostly about houses that are older than the oldest ones I've worked on (mid-1950s).  A home inspector I know leaves a copy of this book with the homeowner when they hire him to do an inspection.  There are a couple of older editions floating around on Amazon, but I don't know what's different about them.

There are a couple of older books by Reader's Digest that you might find at a used bookstore or something.  They focus more on basic how-to stuff, rather than checklists or schedules, but they still might be interesting if you can get them for a couple of bucks.  You need to take them with a grain of salt for newer houses, but they are sometimes useful to see how things would have originally been done in an older house - say from the mid-1960s on up.

The "New Complete Do-it-yourself Manual" is from 1991, and was reprinted throughout the 1990s.  It has a mostly red cover with a yellow stripe at the top. The copy I have is ISBN 0-89577-378-3 .

The "Complete Do-it-yourself Manual" is from 1973, and was reprinted at least through the 1970s.  It has an all-yellow cover. The copy I have is ISBN 0-89577-010-5 .  There are things in this book that you will not do anymore, but it might help you understand what you're seeing in houses built before the mid-1980s or so.  (Try going into Home Depot and telling them you need to join some hub-type cast iron drain pipe, so can they please direct you to a hacksaw, hammer, oakum, asbestos joint runner, lead bars, a ladle, and blowtorch.  If you do it right, you can actually watch the store droid pop a fuse in their brain. :D )

I am not associated with any of the publishers mentioned.

Post: Gas Tank Water Heater Recommendations

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313

Disclaimer: I am not a professional plumber.  I have installed and reworked the installation of water heaters before.

I don't know, but I am told that the typical 6, 9, and 12 year models at the hardware store either 1) don't differ mechanically at all- they're just building an extended warranty into the price or 2) differ only in the anode rod, which keeps the tank from corroding - the longer-warranty models have a thicker or longer anode rod.

If you never ran out of hot water with the one that's there now, then get one the same gallon size.  If you did run out of hot water, consider going up one size, if it will fit in the closet.

In each size, the most common configuration is probably the tall and skinny one.  You can also get a "lowboy" version of most sizes that is short and fat.  These may not be on the shelf at HD, Lowe's, etc but they can order one.

Even if you're replacing with one the same gallon size, measure the closet with your tape measure, and compare that to the dimensions in the new heater's manual, before you buy - they aren't all exactly the same.  Also check to make sure you have enough room around the water heater - a lot of them specify 0" clearance around the sides, but require clearance in front (for the gas valve) and on top (for the flue).

Some of the higher-efficiency models have a vent blower on the exhaust (similar to high-efficiency furnaces).  The blower usually needs 120 V AC.  I think it's only a couple of amps, so it doesn't need its own circuit or anything, but you need to have an outlet or junction box reasonably near the water heater.

Does the closet currently have a louvered door, or vent louvers in the walls, or maybe a pipe coming down from the attic or in from outside (not the flue pipe - a separate one, just for air) to provide air for the water heater?  If it doesn't, you need to install one.  The water heater manual will tell you how many square inches of vent area you need.

Is the closet in a garage or basement?  If so, is the water heater currently sitting on the floor?  In some locations, you are now required to have the new water heater raised up off the floor - they are worried about flammable gases along the floor being set on fire by the water heater.  The hardware store sells a steel "chair" to set the water heater on, that will meet this requirement.

Always get a new temperature and pressure relief valve; don't re-use the one from the old heater.  It's OK to re-use the drain pipe for that valve, if the existing one is in good shape.

If the existing heater has flexible water hoses on the input and output, replace them as well.  The hoses come in different lengths; get the shortest one you can that can make gradual bends to attach at both ends.  There's a chance you might have to put a 90 degree elbow on one of the pipes to get the flexible hose to route how you want.

If the existing heater has a flexible gas connector, consider replacing that.  MAKE ABSOLUTELY SURE YOU UNDERSTAND WHICH PARTS OF THE FLEXIBLE GAS PIPE GET PIPE DOPE OR THREAD TAPE, AND WHICH PARTS DO NOT.  The house you don't blow up may be your own.

If the water heater is inside the "finished" area of the house, and if you have a way to run a pipe to a floor drain or other open drain, consider installing a drain pan under the new water heater.  It will do absolutely nothing unless the water heater springs a leak, but then it will probably limit the amount of flooding in the house.

Post: What do you think of the forum categories?

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313

I know I'm a little late to the party, but here's my $0.02.

Subforums:

Having a lot of categories or subforums works, if the moderators have the ability to move a thread from one forum to another, AND they use it correctly and often.  If whatever backend this is doesn't make moving a thread possible or easy, then we need fewer subforums.  If it's technically possible and easy to move a thread, but the moderators don't want to do it for whatever reason, then we need fewer subforums.  If it's easy to move a thread and the moderators do it regularly, but the users get confused when their thread gets moved, then we need fewer subforums.

One specific subforum thing that doesn't work very well is the "local" forums.  Go to https://www.biggerpockets.com/... .  Click "Browse Forums v" to get the drop-down menu, then click the first entry, "Local Real Estate Forums".  That leads you to a top-level forum that SHOULD NOT EXIST.  People land there and think that single forum is the "local" forum for wherever they may be, but it's not.  You have to scroll down past all of the posts and click the small "Show 51 sub-forums" link, to expand a list of forums for each US state and various metro areas.

What should happen instead when you click "Local Real Estate Forums" is that you get one line that says "Hi, please pick a local forum from the list below in order to read or make a post", and then you see the list of state/metro forums that the current "Show 51 sub-forums" link gives you.

Search:

As has been mentioned, there's a "basic" forum search that is open to everyone, free or paid.  It just looks for key words in posts.  I think it may also do an "or" search of the key words, which is easier for people to understand on their first day on the Internet, but it just annoys everybody else.  :D  Sometimes I have more success with going to Google and doing searches like "rehab budget site:biggerpockets.com"; Google has indexed most of the posts here, and searches like that use Google's keyword handling - you can search for exact phrases using quotes, avoid "or" searches, etc.

I think the "advanced" search here on BP gives you more options - you can search a particular forum, or all posts from a particular author, or posts before or after a certain date, etc.

Post: Do Housing Authority of KCMO vouchers work in Independence?

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313

Update: I called the Independence Housing Authority on Monday and got a human.  They told me that Independence cooperates with the housing authorities in Kansas City MO, and Lee's Summit; vouchers from any of those agencies will work in the other agency's areas.  They also said that there are a few rural/outlying areas in Jackson County where the vouchers won't work.  I don't think the voucher holder has to "port" their voucher to the housing agency that covers the area they want to go to; they just apply to properties they are interested in.

For people from the future:

The Independence HA's "contact" page is currently here: https://www.independenceha.org...

The HA KC voucher program is currently here: http://www.hakc.org/voucher_pr...  (If that changes, go to their main voucher/Section 8 page, and then try the "Announcements" link if there is one; that's the path to it now.)

Post: Best Big Box Store CC

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313

Home Depot has a program called "Pro Xtra" that will work with any credit or debit card, not just their own store card.  When you sign up for it, you give them the numbers of the cards you want to use with it.  After that, whenever you buy anything with those cards at HD, that receipt will show up on your Pro Xtra account on their site.  It's possible to assign an identifier to each receipt on their site, but I don't know if their site lets you split receipts.  The web site will also break down your total spending by what they consider the item categories to be (lumber, paint, flooring, electrical, plumbing, etc), which might be interesting.  If I remember correctly, you can also download some of the data as a CSV, so you can more easily pull it into a spreadsheet.

Pro Xtra also has a feature where if you spend more than $5000 a year (I think), you get some cash back.  They keep track of it over two six-months periods.

When I had it, it was because I was a member of the local REIA; I don't know if it's possible for people off the street to sign up for it, or if it's free to sign up.

I think there's a version with less features, just called Pro, that may be free - I don't know how much functionality you get with it, though.  I think HD has relatively recently changed the feature sets of each program, so it's probably a good idea to check their site, or ask at the "pro/contractor" desk at HD when they're not too busy.

I'll add my voice to the chorus endorsing @Bob H.'s idea of "do it as you go".  When I first rehabbed a house, I kept all the receipts, but I didn't punch them in for a while.  When I went to do my taxes, I had to spend a long time doing data entry, sorting expenses into the various tax categories, trying to figure out what some cryptic item was on a receipt, etc.  I got it done, but from then on, I tried not to let the receipts age more than a couple of days before I put them in the computer. 

I still just use spreadsheets to keep track of things.  On my "receipts" spreadsheet, each receipt has its own line.  I enter the total, and then I have several columns for the various tax categories.  If the receipt all goes in one category, I just put it there; if not, I split up the items (and the sales tax) into the various categories.  I have a formula on each line that adds up all the categories on that line, compares it to the receipt total on that line, and prints "ok" if it adds up, or "ng" if it doesn't - this provides a check on my work of splitting it up.  Usually I mess up when rounding the sales tax.

You might be able to do a similar thing with houses; at the top level, each receipt goes on a line, with columns to the right for "123 Main", "456 Oak", etc.  Split the receipt among the different houses.  Then, have another spreadsheet or tab for each house, where you take the amount from the top level, and split it up among the tax categories.  (This is starting to be complex enough that using real, official accounting software might be a better idea.)

Another thing I do on the receipt spreadsheet: when I get my bank and credit card statements at the end of the month, I go through the spreadsheet and bold all the receipt totals that are on the statements.  Every once in a while, this helps me find a receipt I forgot to key in, which is usually either lurking in my wallet or still in the bag from the store.

Something to ask your accountant or tax person about: when you get cash back on the credit card for a business purchase, do you need to credit that cash back to your business?  I do it on mine, but that's mostly because I only use my cash-back credit card for a few relatively large purchases.  For smaller purchases, I just use my business debit card.

One further piece of advice - if you use any kind of online record-keeping, make sure you occasionally make a local copy of the data.  Often there is a way to download an Excel, CSV, zip file, or some other kind of file that you can keep on your PC at home.  You probably don't have to do this every day, but do it at least once a month.  This is to guard against the online service getting hacked, going out of business, or trying to start charging you $500 a month to get at your own data.  If you have a local copy of the data, you probably can get enough information out of that to do your taxes.

Post: Do Housing Authority of KCMO vouchers work in Independence?

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313

@Jennifer Donley I haven't asked any of the prospective tenants.  I emailed the KC housing authority yesterday, but I haven't contacted the Independence one yet; I will probably do that later this afternoon.  I might re-send the email to the KC authority as well.

Post: Do Housing Authority of KCMO vouchers work in Independence?

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313

@Alex Olson I own a property in Independence and prospective tenants are asking about using vouchers from the Housing Authority of KC at my property.

I called HAKC's main number and the auto-attendant suggests I call the the voucher holder's case worker.  It then goes into hold music, but I didn't stay on the line with that very long.  I found the case worker's direct number on HAKC's site and called them; their voicemail is not accepting messages.  I sent an email to the case worker and I haven't heard back yet.  I haven't tried contacting the Independence housing authority yet, but I will probably do that later today.

@Steve Morris You assumed correctly - the property is market rate, but prospective tenants with vouchers are asking about it.  In my case, everything is in the same county, but two different cities.  There is a housing authority in each city involved, but I'm not sure how their jurisdictions work.

Post: Do Housing Authority of KCMO vouchers work in Independence?

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313

Hello all!

If a tenant has a housing choice voucher (Section 8) from the Housing Authority of Kansas City, Missouri, do they have to use that voucher on a property inside the KCMO city limits, or does it also work outside the KCMO city limits - like in Independence, Blue Springs, Raytown, etc?

I have Googled a little and found that there is a thing called "portability", where a tenant with a voucher from one housing authority can apply to have it transferred to another housing authority, if the tenant wants to move to the other housing authority's service area.  I can't find a definite statement, but I get the impression this might only be for relatively long-distance moves.

I know there is a separate housing agency for Independence, Independence Housing Authority.  I have found one reference that claims that IHA "serves all of Jackson County", but I don't know whether that means all of Jackson County, or "all of Jackson County outside of KCMO".

I tried to ask HAKC but the voicemail box I got was not accepting messages.  I sent them an email as well, but I thought I'd also ask here.

Thanks!

Matt R.

Post: Sump pump getting louder? PIC attached

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313

@Mark F. Thanks for posting back with the results!  That helps everybody calibrate their advice to the next person.

@JD Martin Thanks for the details on the sweep hand and how the "odometer" works.  I'm going to check the meter at my rent house and at a relative's house the next time I'm there, just to see what I have.  (The one at my house is in a can in the front yard, which is currently covered with a protective layer of dirt and old leaves. :D )  I know at least one of those two has the mechanical number wheels and the red triangle, but I don't remember about the sweep hand.