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All Forum Posts by: Matt R.

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

Post: Elderly Tenant Moved into Assisted Living - Now what

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

I agree with the other posters here as far as just letting it go with the lease.

Another suggestion: when you go to work on the apartment, take a few minutes to search through the place really well.  Use a flashlight, stepladder, etc as required.  Sometimes elderly people will stash valuables and other things in strange places, and the kids may not have found everything when they moved out her stuff.  My grandmother had a bank account that worked fine, but Dad also found rolls of banknotes in the refrigerator, in the kitchen cabinets, etc.  If you find anything, return it to the family.

Post: Best credit card for home remodeling

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

Home Depot has a "pro" program; one of the perks for joining the local REIA here is that you can sign up for it for free. It gives you a 2% rebate on the stuff you've bought a couple of times a year, and some other benefits. It is not a credit line; you use whatever "regular" credit card you have (Visa, MC, Discover, etc.)

I am not affiliated with Home Depot.

Post: Phantom Dryer

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

Disclaimer: I am not a professional appliance technician.  I have fixed my own appliances before, and many years ago, I used to sell appliance parts.

Please be careful when fooling with this; not only can 240 V kill you, it will hurt the whole time you are dying.  Also, dryers tend to have sharp sheet metal edges in them; wear a long-sleeve shirt and maybe gloves.

Have there been any lightning storms or power outages in the area in the past couple of days?  Sometimes the spikes and surges from those can fry things.

For "no heat", it could be one side of the 240 V to the dryer missing, a bad heating element, bad regular thermostat, bad high-limit switch, or bad control board. In some dryers, only the heater runs on 240 V, and everything else runs on 120 V; if you lose one leg of the 240 V, everything else but the heat will work.  (In others, both the heater and motor run on 240 V and everything else is 120 V; the timer/controls might appear to work but nothing else will happen.)  To check the 240 V, unplug the dryer and use a voltmeter on the outlet.  If half is missing, look for a bad connection to the outlet, at the breaker panel, or maybe a bad breaker or fuse.

Usually, there will be a wiring diagram folded up inside the control panel or pasted inside the back of the dryer.  Refer to this once you start fooling around inside the dryer.

A bad heating element is pretty easy to find with an ohmmeter; open circuit = bad.  Also check from both ends of the heating element to ground (the metal chassis of the dryer), some elements can break apart and short to ground that way.

A "classic" dryer will have at least one regular thermostat, located somewhere in the air flow, that switches the heat off and on as the dryer runs.  This usually looks like a little black cylinder, about 1/2"-3/4" diameter and 1/2" high, with a couple of tab terminals sticking out of it, and wires plugged on to the tabs.  If this fails open all the time, you will get no heat.

If you have electronic controls, there is probably a much smaller temperature sensor (like a tiny bead of epoxy on the end of two tiny wires), and the control board turns the heat on and off, probably using a relay.  The control board should be able to tell if the temperature sensor is unplugged or broken, so if you aren't getting any error codes on the display, the sensor is probably OK.  Maybe the wire between the heater and relay fell off, or the relay is stuck open.  You may or may not be able to get the relay by itself as a service part; you might have to replace the whole board.

Either a classic or modern dryer will have a "high limit" thermostat or thermal fuse.  This is also located somewhere in the airflow, and has a temperature rating of maybe 30 or 50 degrees F above the highest temperature the dryer should ever generate.  It only opens up if there is a bad problem (like the dryer vent is crushed, or full of socks or ice or a bird's nest) and the dryer overheats severely.  It is a safety device that works independently of the regular thermostat.  A high-limit thermostat will let the dryer run again once everything cools back down.  A thermal fuse will never work again once it's "blown" - you have to replace it.

For the motor weirdness, it could be that the contacts on the motor relay on the control board are stuck together.  That happens sometimes; the contacts arc a little every time they open or close, and eventually they get so pitted and beat up that sometimes they stick.  Sometimes a motor on its way out will draw more current than usual and accelerate this process, but usually you can tell this, because the drum will be slower than usual, or it will refuse to start up with a big load of clothes.

I haven't been inside a new enough dryer to know whether this relay is a separate part with wires to it, or is soldered on to the control board.  Either way, you can test it with a multimeter.  If it's a separate part, you can buy one and try it, but if it's soldered to the control board, you might have to replace the whole board.

It's also possible that the relay is fine but that the control board has gone crazy and is always telling the relay to turn on.  About all you can do for that is a new control board.  Sometimes they go nuts due to voltage surges or old age.  Sometimes a person or persons unknown spills the entire bottle of Downy on the control panel and it leaks inside the dryer and corrodes the board, which causes it to go nuts.  This is easy to tell by looking.  :)

There are a few sites online that will sell you appliance parts; you can look them up by model number. I usually look up parts on these to get a price, and then go down to my local appliance parts distributor. Their price often beats the online price by a little bit, plus I get to have it in my hands today. (That was with me paying retail over the counter at the distributor; appliance techs that do lots of business with the distributor get better pricing.) If you decide you need the control board, and it's real expensive to get an original part from Samsung, some distributors stock or can get rebuilt control boards for the more popular appliances, which can save you some money. Winchester may not be big enough to have a distributor, but there is probably more than one on the VA side of the DC metro.

Good luck!

Post: How does a roof affect the home appraisal?

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

Another piece of the puzzle: if you are getting different insurance on the house when you turn it into a rental, and the roof really is beat, the new insurance may require you to replace the roof before they will write a policy.  You might gently bring it up with your insurance agent/broker.

Post: House with unpermitted MIL basement apartment, risk?

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

Thanks for updating us on the results!  It helps everybody calibrate their advice to the next person.  Hopefully you'll find a better deal soon.

Post: Cinder block apartment rehab

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313
Originally posted by @Josh Rowley:

I have several of these buildings and the tenants just use wifi.

Jason may be anticipating the availability of gigabit Internet service, which is faster than any available wi-fi... running cables is the only way to get the full speed.  Google Fiber is one well-known provider; AT&T is claiming they will offer it in some cities where they paid off the city councils to keep Google out.  Some areas here in Kansas City have Google Fiber, and if a building has it, landlords always mention it in the ad... it's a good selling point.

Even without gigabit Internet, you will *always* get better speeds from a cable than you do from wi-fi.  For many things you won't notice the difference, but for some things (like streaming HD video) the difference is noticeable.

Post: Cinder block apartment rehab

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313
Originally posted by @Jason Blasenak:

After re examining the property, the fuses are the typical knob and tube but they have placed conduit in the apartments.  The outlets are not grounded.

You have "plug" or "Edison base" fuses - the ones that screw in just like a light bulb.  If you buy the property, at least make sure that there are spare fuses on site - like, sitting on top of the fuse box.  Alternatively, you can get 15 A and 20 A circuit breakers that screw in where a regular fuse would go.  Also, unscrew each fuse, one at a time, and check for pennies or washers behind it... people really did do that and it really does start fires.

You might consider replacing the fuse box with a modern breaker panel.  On the good side, you may get a discount on your insurance for this - ask your agent or broker.  On the bad side, you may be required to bring everything else electrical up to code at the same time, which means running more circuits.  You may also be required to hire an electrician for replacing the panel, rather than DIY.  Your city/county code inspector will be able to tell you what is required in that jurisdiction.

The conduit is *probably* grounded, even if the receptacles only have 2 holes.  If you can prove that the conduit is grounded, it used to be OK to just install 3-hole receptacles and let the conduit serve as the ground.  This is no longer accepted for new builds, but might be OK on a retrofit - again, local code inspector is the person who would know.

Post: Paint your master key?

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

If there's enough blank space on the key head, dig through your nearest newspaper for a 20% off coupon, and then go down to Hazard Fraught Tools Harbor Freight Tools and get a letter/number punch set.  They have one with 1/8" letters for $11 and one with 1/4" letters for $15.  Take the key off your key ring, lay it down on something really solid (vise, anvil, concrete floor), put the punch with the letter you want on the key head, and whack the punch with a hammer.  Repeat as needed.

Post: Getting the STANK OUT of a Rental Property

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313
Originally posted by @John C.:
Michael, What do you mean by "tsp"? What does that stand for?

TSP is TriSodium Phospate. It is basically a really strong detergent. It comes as a powder in a small cardboard box; you mix the powder with water according to the directions on the label. You might want to wear rubber gloves when using it. Home Depot, Lowe's, etc usually have it in the paint department. Around me it goes for $4 for a one pound box or $10 for a 4.5 pound box.

There is also a "TSP Substitute" which is a different chemical that doesn't work as well. It does not contain phosphate, as some places have banned or limited phosphate in detergents - if you've ever seen a creek or stream with bubbly foam in the water, that's often due to phosphate.

Post: Rent was due yesterday

Matt R.Posted
  • Blue Springs, MO
  • Posts 481
  • Votes 313
Originally posted by @Jon Magnusson:

I emailed the tenant and asked if all was good and sent him a friendly reminder late yesterday.

Good to hear that he got in touch and worked it out.  I do have a suggestion for the future, though: you might consider using some alternate method of contact if something like this happens.  Email is pretty good but it doesn't always go through in a timely manner.  It used to be the case that most email servers would retry for up to *3 days* if an email didn't go through, as it might take that long for a problem to be fixed; I think it's less now but it wouldn't surprise me if it's still at least a day.  These days, you also get spam filters deciding that the rent reminder is junk, and shunting it off to the "spam" box.

The tenant *should* know when their due date is without the email reminder, but some people live and die by what their inbox tells them.