All Forum Posts by: Sam Leon

@Sam Leon Its not that way here we do it all the time swap the piston to 410-A replace the condenser and call it a day. Companies here would go out of business if they did that nobody is paying 10 or even 5k for a new system here. Well at least not me lol. I do the work and can get the equipment myself. I feel sorry for people who have to pay crazy prices

Not in South Florida anymore.

Cannot issue a permit without changing both the inside and outside.

if you can find someone to just replace the outside unit it would be a Craigslist tech and no warranty whatsoever. All new systems are ten year parts. Once ten years is over no more repairs unless it's freon.

sometimes even if just freon the tech would write a new system estimate.

just last week...

"your freon is low and the only reason is due to a leak, best to get a new system"

I said if it's a leak in the pipes from outside to inside then a new system won't help at all.

"nah pipes don't leak, most of the time it's a loose cap or some thing"

I said then you can detect that if it's leaking from a loose cap, surely you don't think I need a new system from having a loose cap?

"you need like 7 pounds of R22 and it's going to be $120 a pound since it's so hard to come by, that's why better off getting a new system instead of wasting do much on the gas and have it leaked out".

I said the only way you can tell how much I need is to weight your tank before and after, or to extract my freon and to weight it. I don't think you can just guess how much I need.

He mumbled something and eventually I gave him $60 service fee and sent him on his way.

AC companies down here don't do repairs!!!

3 Votes

Lots of misconceptions in this thread.

Service animals, emotional support animals, working animals, therapy dogs are all treated a bit different under different jurisdictions. The ADA governs public facilities like hotels, libraries, restaurants etc, the ACAA governs flight accommodation, the HUD's fair housing act governs rentals and their term is "assistance animals" and they lumped SA and ESA together.

No you cannot charge deposits or rent for them.

Yes 99% of those ESA are bogus.

Many people say don't accept online letters and ask for a real doctor you can verify. Yes you CAN ask but you CANNOT insist in many states. Some states you can and some you cannot. Florida tried to pass a bill this year to require ESA certification to be from your primary physician and the bill was aborted.

The fundamental issue is not these online letters are not endorsed by real doctors, they ARE. The issue is the bar is exceedingly low and anyone will qualify and they know how to play the game.

This is how easy to get an ESA letter online, endorsed by a licensed physician. I went through the process to see what it takes, and posted in another thread, copied below. It's a joke but it's legal.

Originally posted by @Sam Leon:

OK, so a lot of people are wondering, what does it take to get these online ESA endorsement letters? HOW LOW IS THE BAR? ARE THEY LEGIT?

So I actually went ahead to one of those (there are MANY websites) and they do not even pretending because their websites says

"AVOID PAYING ANY PET FEES"

and "FLY WITH YOUR PET WITHOUT HASSLE"

and "5 MINUTES TO TURN A PET INTO AN EMOTIONAL SUPPORT ANIMAL GURANTEED!!!"

So bear with me a bit as I take you through the steps on what it takes.

First, you are asked to enter some basic information, your name, age, gender, email address and whether you have a pet at this moment, what kind of pet and it's name.

Next, you have to fill out a fairly long list of bogus questionnaire, basically to establish that you have some sort of "anxiety". Here is such a questionnaire below. Answers are Yes/No or scale from 1 to 5.

Describe your feelings in the last 30 days

1. Little interest or pleasure in doing things?
2. Feeling down, depressed, or hopeless?
3. Feeling more irritated, grouchy, or angry than usual?
4. Sleeping less than usual, but still have a lot of energy?
5. Starting lots more projects than usual or doing more risky things than usual?
6. Feeling nervous, anxious, frightened, worried, or on edge?
7. Feeling panic or being frightened?
8. Avoiding situations that make you anxious?
9. Unexplained aches and pains (e.g., head, back, joints, abdomen, legs)
10.Feeling that your illnesses are not being taken seriously enough?
11. Thoughts of actually hurting yourself?
12. Hearing things other people couldn't hear, such as voices even when no one was around?
13. Feeling that someone could hear your thoughts, or that you could hear what another person was thinking?
14. Problems with sleep that affected your sleep quality over all?
15. Problems with memory (e.g., learning new information) or with location (e.g., finding your way home)?
16. Unpleasant thoughts, urges, or images that repeatedly enter your mind?
17. Feeling driven to perform certain behaviors or mental acts over and over again?
18. Feeling detached or distant from yourself, your body, your physical surroundings, or your memories?
19. Not knowing who you really are or what you want out of life?
20. Not feeling close to other people or enjoying your relationships with them?
21. Drinking at least 4 drinks of any kind of alcohol in a single day?
22. Smoking any cigarettes, a cigar, or pipe, or using snuff or chewing tobacco?
23. Using any of the following medicines ON YOUR OWN, that is, without a doctor's prescription, in greater amounts or longer than prescribed [e.g., painkillers (like Vicodin), stimulants (like Ritalin or Adderall), sedatives or tranquilizers (like sleeping pills or Valium), or drugs like marijuana, cocaine or crack, club drugs (like ecstasy), hallucinogens (like LSD), heroin, inhalants or solvents (like glue), or methamphetamine (like speed)]?

In the past 7 days

1. I was irritated more than people knew.
2. I felt angry.
3. I felt like I was ready to explode.
4. I was grouchy.
5. I felt annoyed.

Additional Question 1: Describe your happiness

I do not feel happier or more cheerful than usual.
I occasionally feel happier or more cheerful than usual.
I often feel happier or more cheerful than usual.
I feel happier or more cheerful than usual most of the time.
I feel happier of more cheerful than usual all of the time.

Additional Question 2: Describe your confidence level

I do not feel more self-confident than usual.
I occasionally feel more self-confident than usual.
I often feel more self-confident than usual.
I frequently feel more self-confident than usual.
I feel extremely self-confident all of the time.

Additional Question 3:Describe your sleeping patterns

I do not need less sleep than usual.
I occasionally need less sleep than usual.
I often need less sleep than usual.
I frequently need less sleep than usual.
I can go all day and all night without any sleep and still not feel tired.

Additional Question 4: Describe your social skills

I do not talk more than usual.
I occasionally talk more than usual.
I often talk more than usual.
I frequently talk more than usual.
I talk constantly and cannot be interrupted.

Additional Question 5: Describe your activity levels

I have not been more active (either socially, sexually, at work, home, or school) than usual.
I have occasionally been more active than usual.
I have often been more active than usual.
I have frequently been more active than usual.
I am constantly more active or on the go all the time.

Additional Question 6: For Travel Letters - How will your pet be traveling with you?

Travel carrier
On my lap
At my feet
My pet will not be traveling

Once these questions are answered, you are asked one more question.

Describe the reasons why you need an Emotional Support Animal AND what specific symptoms you are hoping to alleviate by having your ESA with you.

Get this, my answer to this question was "I want to avoid pet fees when moving to a new apartment and it would be great to go to restaurants with my pet". I wasn't kidding, that's what I entered.

I hit NEXT, then it tells me I do qualify for ESA letter and asked me to pick a package and price.

Medical Licensed Therapist Endorsed Housing Letter
Mental health Professional Endorsed Travel Letter
Medical Licensed Therapist Endorsed Housing and Travel Combo Lette

YUP, it's THAT easy. Basically you self diagnosed and say you needed one, then you get a letter rubber stamped by a professional.

0 Votes

Lots of misconceptions in this thread.

No you cannot charge deposits or rent for them.

Yes 99% of those ESA are bogus.

The fundamental issue is not these online letters are not endorsed by real doctors, they ARE. The issue is the bar is exceedingly low and anyone will qualify and they know how to play the game.

Originally posted by @Sam Leon:

OK, so a lot of people are wondering, what does it take to get these online ESA endorsement letters? HOW LOW IS THE BAR? ARE THEY LEGIT?

So I actually went ahead to one of those (there are MANY websites) and they do not even pretending because their websites says

"AVOID PAYING ANY PET FEES"

and "FLY WITH YOUR PET WITHOUT HASSLE"

and "5 MINUTES TO TURN A PET INTO AN EMOTIONAL SUPPORT ANIMAL GURANTEED!!!"

So bear with me a bit as I take you through the steps on what it takes.

First, you are asked to enter some basic information, your name, age, gender, email address and whether you have a pet at this moment, what kind of pet and it's name.

Describe your feelings in the last 30 days

1. Little interest or pleasure in doing things?
2. Feeling down, depressed, or hopeless?
3. Feeling more irritated, grouchy, or angry than usual?
4. Sleeping less than usual, but still have a lot of energy?
5. Starting lots more projects than usual or doing more risky things than usual?
6. Feeling nervous, anxious, frightened, worried, or on edge?
7. Feeling panic or being frightened?
8. Avoiding situations that make you anxious?
9. Unexplained aches and pains (e.g., head, back, joints, abdomen, legs)
10.Feeling that your illnesses are not being taken seriously enough?
11. Thoughts of actually hurting yourself?
12. Hearing things other people couldn't hear, such as voices even when no one was around?
13. Feeling that someone could hear your thoughts, or that you could hear what another person was thinking?
14. Problems with sleep that affected your sleep quality over all?
15. Problems with memory (e.g., learning new information) or with location (e.g., finding your way home)?
16. Unpleasant thoughts, urges, or images that repeatedly enter your mind?
17. Feeling driven to perform certain behaviors or mental acts over and over again?
18. Feeling detached or distant from yourself, your body, your physical surroundings, or your memories?
19. Not knowing who you really are or what you want out of life?
20. Not feeling close to other people or enjoying your relationships with them?
21. Drinking at least 4 drinks of any kind of alcohol in a single day?
22. Smoking any cigarettes, a cigar, or pipe, or using snuff or chewing tobacco?
23. Using any of the following medicines ON YOUR OWN, that is, without a doctor's prescription, in greater amounts or longer than prescribed [e.g., painkillers (like Vicodin), stimulants (like Ritalin or Adderall), sedatives or tranquilizers (like sleeping pills or Valium), or drugs like marijuana, cocaine or crack, club drugs (like ecstasy), hallucinogens (like LSD), heroin, inhalants or solvents (like glue), or methamphetamine (like speed)]?

In the past 7 days

1. I was irritated more than people knew.
2. I felt angry.
3. I felt like I was ready to explode.
4. I was grouchy.
5. I felt annoyed.

Additional Question 1: Describe your happiness

I do not feel happier or more cheerful than usual.
I occasionally feel happier or more cheerful than usual.
I often feel happier or more cheerful than usual.
I feel happier or more cheerful than usual most of the time.
I feel happier of more cheerful than usual all of the time.

Additional Question 2: Describe your confidence level

I do not feel more self-confident than usual.
I occasionally feel more self-confident than usual.
I often feel more self-confident than usual.
I frequently feel more self-confident than usual.
I feel extremely self-confident all of the time.

Additional Question 3:Describe your sleeping patterns

I do not need less sleep than usual.
I occasionally need less sleep than usual.
I often need less sleep than usual.
I frequently need less sleep than usual.
I can go all day and all night without any sleep and still not feel tired.

Additional Question 4: Describe your social skills

I do not talk more than usual.
I occasionally talk more than usual.
I often talk more than usual.
I frequently talk more than usual.
I talk constantly and cannot be interrupted.

Additional Question 5: Describe your activity levels

I have not been more active (either socially, sexually, at work, home, or school) than usual.
I have occasionally been more active than usual.
I have often been more active than usual.
I have frequently been more active than usual.
I am constantly more active or on the go all the time.

Additional Question 6: For Travel Letters - How will your pet be traveling with you?

Travel carrier
On my lap
At my feet
My pet will not be traveling

Once these questions are answered, you are asked one more question.

Describe the reasons why you need an Emotional Support Animal AND what specific symptoms you are hoping to alleviate by having your ESA with you.

I hit NEXT, then it tells me I do qualify for ESA letter and asked me to pick a package and price.

Medical Licensed Therapist Endorsed Housing Letter
Mental health Professional Endorsed Travel Letter
Medical Licensed Therapist Endorsed Housing and Travel Combo Lette

YUP, it's THAT easy. Basically you self diagnosed and say you needed one, then you get a letter rubber stamped by a professional.

0 Votes

Originally posted by @Jermell Shavers:

@Julie Walker. Is it a new Complete system new furnace new coil new condenser ? Or did they just change the outside unit Aka condenser and changed a piston on the inside ?? Just because you change the outside unit if the A coil is clogged or dirty it won’t let air pass over the coil and you will get reduced performance. I’m a licensed A/C tech their are a lot of reasons maybe the guy who sold you the system charged you for one price and gave you a smaller system I’ve seen it done. You will have to go out and take a picture of the label so I can see what size the units are. The label is on the unit outside. Also make sure the unit is clean the outside unit rejects the heat I know it’s new anybody been cutting grass lately ?? Got a furry dog ?? All these things and more can clog up your coil and the condenser won’t be able to reject the heat.

Where I am at it's illegal to change the outside unit and not the inside. No one would try it. In fact the AC companies are getting to the point they don't even service central units ten years or older they just write you a new system estimate.

0 Votes

Originally posted by @Sasha Aleksandra:

@Sam Leon

Thank you for your reply.

I don’t know what is procedure to file a complaint. We called to code enforcement- they said it’s a landlord- tenant matter.

Thank you again

When I said complaint I meant other tenants complaining to you. You said "disturbing all other tenants" so I assumed you are addressing this due to complaints from your tenants about them, nothing to do with code enforcement.

1 Vote

My lease explicitly stated no key release until utilities are under their names.

If this is not addressed in your lease, then the tenant simply owns you the amount of the utilities. Let's say the rent is $2000 and utilities owed is $200, then they owe you $2200.

If they pay only $2000, then take the $200 out of the $2000 and apply that to the utilities FIRST, then let them know their rent payment of $1800 is insufficient to cover rent. You should have a clause in your lease that says tenant payment, no matter how they designate it, will first go to pay for late fees, fines, court costs, unpaid utilities, unpaid repairs, unpaid damages that they are responsible for, prior months' rent blah blah blah, then the balance goes to rent. If the balance is less than the rent, then it's a partial rent. Your situation then becomes partial rent and you deal with it the same way someone pays you half the rent.

Turning off utilities may not be the best idea. Check with your lawyer. In some states under certain conditions it's illegal to do so, for examine, turning off tenant's gas or electric in the middle of winter in Minnesota, to my understanding, could get you in trouble.

3 Votes

The fundamental issue is your having two separate leases. You should be happy that the a small item like a refrigerator door handle alerted you to this problem.

what happens if something bigger is damaged and no one claim responsibility?

was it a single lease with three people originally? Then one of them moved out? At that time the third person should have been added to the lease, not given a new lease. Then he or she will assume all responsibility of the previous tenant. They would then have to share responsibility for common areas.

i would just pay for the handle now and move on, but have them sign an addendum covering how common area damages are going to be handled.

2 Votes

Typical leases would have clauses governing "occasional guests" and define what occasional means. In my leases occasional means not to exceed seven days in any 30 day period. Of course, enforcement is not always practical as you can't be there all the time.

I mostly control occupant count by parking spaces. Each bedroom has one space. Two bedroom apartments have two spaces. The parking limit tends to limit occupants.

You can raise the issue focusing on "disturbing their neighbors" as you have to act when a compliant is filed. Or are you getting the "you didn't hear it from me..." line from other tenants?

2 Votes

Also, the reason ESA and true service animals are often lumped together in rental contexts is because HUD lumped them together as "assistance animals".

The United States Department of Housing and Urban Development (HUD) uses the term "assistance animal" to cover any animal that works, provides assistance, or performs tasks for the benefit of a person with a disability, or provides emotional support that alleviates one or more identified symptoms or effects of a person's disability. (FHEO Notice: FHEO-2013-01 at page 2). An emotional support animal is one type of assistance animal allowed as a reasonable accommodation to a residence with a "no pets" rule.

Whats relevant here is HUD's FHA reasonable accomodations. Not ADA or ACAA.

0 Votes

All Forum Posts by: Sam Leon

Sam Leon has started 324 posts and replied 1431 times.

Post: Mixing vacation and long term rentals in the same building

Post: Tenant angry about AC

Post: Help tenant issue- Emotional support animals

Post: Help tenant issue- Emotional support animals

Post: Tenant angry about AC

Post: Tenants over occupancy

Post: Tenants haven't put utilities in their name yet

Post: Damaged Refrigerator door handle, no one claims responsibility.

Post: Tenants over occupancy

Post: Service Animals & Emotional support- Is animal restriction dead?