All Forum Posts by: Randy F.

Seems to me that your PM is treading on thin ice. His attorney likely is simply concerned about his exposure to liability with the wording of his contract. But, if he has a two man crew who are independent and they are maintaining 100 properties, his contract will likely not shield him in the event of a Worker Comp claim.

I dont know the laws of your state, but he must be a one man operation because if he has office staff, he should have WC coverage. I would move on to a PM who has already taken the step into a full fledged legit business that is interested in providing a more comprehensive service to his customers. My apologies if I have him pegged wrong. Just my take based on what Im hearing.

In a space that size I would go with the 12" tile. It isnt outdated, its just that larger tile has become more available, affordable, and popular in recent years. Diagonal with accent grout colors and patterns can look busy in small spaces.

Another route in smaller spaces is to go with larger, even 20" tile with micro bevel and a matching grout to give a more solid surface feel. Ive gotten 20" porcelain with micro bevel that is ground so perfectly square that it can be set with almost non-existent grout lines for $3.50 per sq ft. And thats here in Alaska! Nice stuff. I have use it in small bathrooms and it looks great even when there are more cuts than field tile. Easier to keep grout clean as well because unsanded grout catches less dirt and cleans easier.

For rentals I would recommend epoxy grout. Tenants are less likely to keep it clean and no need with epoxy to clean and re-seal grout.

A smaller PM who doesnt want the overhead and headaches associated with having employees, hires independent contrqctors to do maintenance on the properties they manage. If they manage a large number of properties they need maintenance people who are available to them on an ongoing basis. If the PM is scheduling their time and telling them when to go to work and most or all of the IC's work comes from PM, it is likely they would be found to be employees and by way of this agreement, YOUR employees.

Most of your independent contractors who would be working for a PM are one man operations and may even have gotten licensed and insured for the purpose of working for the PM. As an owner operator of their business, in all states i am familiar with, he would not be required to carry Workers Comp. If they were injured on the job, you would be liable. Its the same as if a General contractor hires a subcontractor who doesnt carry his own workers comp coverage and is injured, the GC is liable for that coverage.

The clause in the contract cited here is likely meant to address an owner with larger multi-family units where an onsite manager and/or maintenance people are required. These would be your employees, managed by the PM. But if you have single family rentals or small multis, you may be better off with a PM who has their own maintenance crew so that the PM has more direct control in taking care of general maintenance and subs out work where licensed plumber, electrician,etc is needed.

A good question when interviewing PMs may be to ask if they have their own crew and what you will be charged for their services. If you will be charged contractor rates while being responsible for the overhead required to carry employees, iis that a good deal?

Handyman? Well, Im pretty handy and I enjoy leaving a housewarming gift after a decent sized remodel job. But then I am not a large corporation either. On the ground level where people are more than just an account, what is the problem with showing appreciation to a valued customer/tenant.

I think it was Mike M who posted recently that there is "NO PLACE" in business for compassion. Others have also made the comparisons to large corporations who do not interact with their customers on the human level... As if they somehow dictate the standard by which an investor/landlord should conduct business. Different people have different mind sets and thats ok.

These are interesting discussions to have. Is anyone else as fascinated with this stuff as I am? I cant help but consider what influence political ideology and/or religous/spiritual beliefs have on how one chooses to conduct business. Do others read posts and come to conclusions about the authors political persuation? Anyone interested in a thread to delve into it a bit deeper? Or is that asking for trouble? :c)

Yeah... Id replace it. I cant imagine any place on a flange that hasnt been exposed to wax so epoxy wont likely hold anyway. The crack is likely at a bolt slot as thats where all the stress is, making it even less likely it would hold. Not worth messing with. Heavy people or kids flopping down on the toilet, causing it to move in the least, will likely cause loss of complete seal at wax ring.

It has always bothered me how little attention is paid in the setting of toilets. From the war zones to high end properties, well over fifty percent of the toilets Ive pulled over the past thirty years were leakers at some point in their history. Setting a toilet is a shot in the dark proposition even under the best of circumstances... Like new construction... So on a reset its best to leave as little to chance as possible.

Theres nothing like a nasty rotted subfloor to brighten up a rehabbers day!! :c)

While I certainly understand price shopping, it seems to me that in this business it could drive you to drinkin'!

There are many factors that determine what contractors charge for their services. While there are fairly standard square footage install rates for many services in most areas, most of what is involved in a rehab is priced per man hour required. Some contractors use estimating software, some estimate based on their experience thru tracking over the years, and other pull figures out of the air.
By far, the best way to nail down a realistic figure on a rehab is by scoping the job and putting hard numbers on each step of the process. Even then, the contractor must base his numbers on a known quantity... A crew he has tracked long enough to know how long it typically takes to do the given work.
And then, there's the estimate vs. bid issue. If you are soliciting bids, you end up with a contract for the work specified. Its a hard number you will pay even if it takes longer than the contractor anticipated. An estimate is just that, and could be more or less. Some get a warm and fuzzy having a hard number bid to reduce the unknowns, but generally end up paying more for it. Contractors are no different than investors in that they dont like to loose money. Even the best estimators add a percentage to their numbers to cover their butts.

My point is that price point on any given service may not be all that important a factor when one looks at the big picture. Most important is building relationships with contractors with whom you CAN feel "comfy". Here are some characteristics to consider. Other may have more to add...

1. Does he consitently deliver the quality craftsmanship youre looking for?
2. Does meet agreed upon deadlines?
3. Does he play well with others? Budget, deadlines, and quality can all be significanly impacted if there is not good communication and cooperation between subs.
4. Does he routinely provide you with a rundown of the potential problems that may be encountered as the layers of the job are peeled back? An experienced contractor, Has seen it all, and will want to eliminate as many potential surprises as possible. If not offered, its a good idea to get in habit of asking contractors what the possible hidden problems could be and what they will cost if encountered. Example: tiling bath floor... What if there is rot in subfloor from leaking toilet. How much to cut out subfloor and replace. Know there numbers in advance and figure them into deal numbers. If not needed, its gravy!
4. Does general Contractor have his own crews or does he sub most of work? Generally speaking, he has more control over time and cost if he run his own crews. However, an established GC whose been using the same subs for years and who keeps them busy so that they are available to meet his deadlines is a good bet.

Personally, if I didnt do the work myself, I would look for an experienced remodeler who does it all. A guy thats gotten over chasing the buck and has downsized to a small crew who does high-end work. He's running a lower overhead than a GC and will likely work with tighter margins in order to work with an investor who knows and understands quality and is willing to pay a fair price without constantly being taken to task over the nickels and dimes. He is also loyal to those who appreciate all he has to offer that a price isnt put on, such as problem solving skills, knowledge of proper material selection for any given applications, jobsite oversight and leadership, conflict resolution, layout and design advise, etc.

A solid craftsman has so much more to offer than just "labor". If you want the best bang for your buck... Focus on the big picture and develop a working relationship with a details guy who will have your best interest positioned right along side his own.

I guess it goes without saying that making a decision such as putting a tenant out, regardless what the time of year, is best done on a case by case basis. As it is with labeling tenants; "thieves"?

Hmmm... A tenant misses his December rent payment and its eviction time? Im sure that judgement was made AFTER looking at the tenants payment record and otherwise accessing their desirability as a tenant. Understanding that bad things sometimes happen to good people, Im sure youve weighed helping out an otherwise good tenant thru a rough spot vs. evicting and getting a new tenant who could end up as bad or worse?

Passing up an opportunity to help someone could come back to bite you in the... Wallet!! Especially in light of the potential to develop them into a loyal and dependable long term tenant!

Im not saying that it is an investors responsibility to take on the problems of his tenants. Just pointing out that not everything is black and white. Good lessons and positive outcomes are often lost or found in the grey areas.

Thanks Brandon!

Can one find a list of commonly used abreviations anywhere on BP site? I have read a few posts that were like reading Chinese! I can figure out most but i would think that a list would be of value to those who, like myself, are here getting an edjamacation! Possibly in the new FAQ area? Thanks!

A solution to consider...

1. Install a tree stand within twenty yards of AC unit.

2. Purchase a bow and a quiver full of arrows with dull broadheads. (Shotgun will work just fine but may alert other prey to your presence.)

3. Hang copper fittings along path to unit as an attractant.

Happy hunting!!