All Forum Posts by: Mak K.

I have a consistent situation and would like I some best advices. My tenant pays late (7 days -10 days late) but also pays the late fees. The issue is in few instances, the tenant rent plus late fees but keeps a small amount of $100-150 pending every time and pays off in next month cycle.

My late fee clause in lease states

- first day $75

- every other day $25/day

So if the tenant has $100-150, pending, do I still keep charging $25/day late fees as technically it’s still late as full payment is not received? If I go this route, tenant will have late fees way over the actual amount owned. So for tenants pending amount. If $150, the person may end up with $300-400 in late charge?

How to deal with this? I want to trend carefully as not to loose the tenant as except this, so far the person has been good tenant. I have a renewal in few months so do not want to anger the tenant.

Any suggestions on how to best deal with partial payments?

Bump

I am planning to take re exam. Goal is to use it for self & investment purpose. Any suggestions on online training. I want a site which is easy to navigate and does not force you on topics by time limit etc. any recommendations on 180 hr exam prep websites?

So this is what I learnt today. The lot was in flood zone waterways. Got in touch with City planner. Few points as below. I am sharing so that others can get a gist of things to consider when a lot is in flood zone. I hope this helps others too.  As many have said, just because a lot is cheaper, it can run into unknown issues. Rather pay premium and get a good property....

""This is the most restrictive floodzone in the community. Prior to accepting a permit application, a “No rise certification” derived from a hydrological and hydraulic analysis (H&H study) would have to be provided from a civil engineer. The H&H would have to be based on the proposed development plan for the lot. This study can be expensive based on the engineer and scope of work.

""There is a requirement to provide mitigation for any fill brought into the Special Flood Hazard Area (SFHA). In essence, if a load of dirt is brought onto the parcel, a load of dirt must be removed somewhere on the same parcel. Given this requirement it is nearly impossible to do a slab on grade home. The space under the finished floor can be used for parking and storage only according to NFIP and City guidelines.""

** Google the terms to learn more...

Planning to buy a lot in Houston Area. Its the first time so I do not know what I do not know :). Here are few things and see what you guys think. Would love some brainstorming

1> Plan: Buy and develop something in next 2 years. May be a duplex and rent it out or Multi 4 unit to rent if permitted. It is residential zoned

2> No HOA

3> There is a creek behind. The area flooded and it is in flood zone. Neighbor has house on stills. Other houses are either on still or higher elevation (New homes). Last time it flooded 8' during hurricane.

4> Based on survey if I understand it correct is 79' front facing and depth 250ft. Total of 32k SF. Is front facing 79' good opening or narrow?

5> The cons are its in flood zone. Current elev is 15ft. Maybe I will have to raise approx 8-10' ft I do not know how easy is it to fill the soil and its impact on new construction layout etc.

I would like to get some insights from members based on their experience.

Is this just a NO NO. Please help me with the thinking process

So, my tenant let me know that she saw some mold. I went to the property to see with contractor to find the source which look minor issue. There is two possibility: Water leaked from refrigerator (condensation) and flowed to base plat damping it Other possibility is water line in the wall for refrigerator water may be leaking. I saw very very little damp carpet on one corner of base plate and nothing else. Tenant stated she had carpet more damp earlier and now it dried out.

The mold remediation contractor was not able to tell me cause. I had mold inspector take samples (I think I made decision too early) as I feel they will come positive as mold is everywhere in nature. Since I got the inspector, would i be forced to reinspect to have him certified the house as mold free?

Anyways, whats best way to tackle this issue. Instead of remediation company, can a normal contractor just open the wall, check the line inside and fix it? Remediation company was if water is leaking you will have to call a plumber as we donot do pluming... I am like what is the point then giving you the work?

I am confused on what should be my next step

So while doing the routing inspection on the property, I came to know that tenant had her mom who is on bed rest staying with them. Her mom is total bedrest and tenant is taking care of her.

It is violation of the lease per the agreement, but I want to pick other experience members thoughts. 

>The tenant does pay rent late by few days (by 10th)  but pays late fees.

> Tenant history is she stays long term (5 years at a place per her background records)

> Issue: She does not take care of carpet, AC filter. Its a mess. I have started to work with tenant to make sure they do a professional carpet cleaning and will change filters every 45 days.

Concern:

What is the protocol in this situation. Should I address the extra person issue to tenant? If yes, do I penalize them or just let this go? Ask to increase rent for extra person? Her mom is on bed rest so its not that she will move out. Eventually it would be eviction and I will end up getting new tenant etc and may cost me more money.

> Another thought, if I add her mom, and she is sick. By having her on my lease I am increasing my risk for claims if something happens due to disability. If she is not on the lease, I have lower risk.

Any advice on how to deal with this situation?

@Kim Meredith Hampton how much do third party inspection services cost?

Is there a checklist on a routine rental property inspection (every 6 months)?. Is it advisable to get a outside company do it? And if yes, how much do inspection companies charge for walk thru.

Houston, TX

My tenant says there is mold in the kitchen and living area and send me a photo. I am not able to judge does it just need regular cleaning or mold inspection? How do I deal with it?

Should I send mold company inspection or just go and clean the mold area myself. How do you treat mold. Its new to me.