All Forum Posts by: Stephen S.

Some toilets have a 'flush area' description - which is the square-inch area of the passageway inside the toilet.  Which could be wide and narrow and still have the same square-inch area as a cylinder.  The test which involves passing a hard ball through the trap answers your actual question better. <g>

Toilets are made with as small as 1 7/8" ratings and I think you used to be able to get them with a 1 3/4" rating.  These will usually flush water OK - but that isn't what clogs toilets.

PHM
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posted by @George P.:

Originally posted by @Stephen S.:

The proper standard for gauging toilet performance is Flush Ball Diameter Rating.  Do not buy any toilet with less than 2" and for rentals nothing less that 2 1/4".  And also make sure that you get a jet-assist model toilet.  You can see this feature for yourselves because there is an opening low in the front of the bowl.

stephen

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 i never knew that's the rating, so thanks for that. quick look turned up no database. wonder the best way to find that data... would it be on the box?

some more on toilets from fine homebuilding - http://www.theplumber.com/fhb.html

stephen
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Originally posted by @John Warren:

Hi all,

I have a fourplex with a six year old flat roof that is around 3600 square feet. There are a few spots where water is puddling, and it looks like it could use a protective coating rolled on. Does anyone have any advice on which coating to use? Home depot and Menards both carry multiple types of products, and since it is going to cost a good bit I want to make sure I get the right type!

stephen
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Originally posted by @Jerry W.: . . .   For some horrible reason I have decided this next year will be trying to fix up all the big ticket items that have been put off which is mainly roofs . . . . 

Contractors do not have some secret source of funds - every dime they have or spend or make is obtained from the customer.  And from no where else - as there is no where else.

So one way or another - you will also be paying the permit fees.

stephen
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   Originally posted by @Kyle Doney:

I have some work needing done that requires permits and the contractors aren't licensed in the city where the permit is needed. They want me to pay their license fee and a fee for pulling the permits and putting their name on the job. I pay them by the job after the job is completed and their work has been good so far. Is it standard for the contractor to ask to pay their licensing fee and a separate fee to pull the permits? 

The safety and well being of my clients is important to me - and even more importantly:  it is the Right Thing to do.

And also, a standard measure in Law is defined as:  What a reasonable man would have, or should have done.  That is:  if presented with this evidence - what action would a reasonable man have taken? 

So if push ever comes to shove I always want to be able to say:  Your Honor;  my hands are clean in this matter - I behaved in the manner of a Reasonable Man.

stephen
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Originally posted by @Val Csontos:

1.        I believe this a topic worth talking about, since most insurance policy do exclude this from their liability clauses. And you never know when you get a similar call. 
2. The property in question is an SFR built in 1998 and (the tenant has been there for about six months ) Our tenants asked us the other day to give an ok for him to do a Mold Test. He said his 10 months old baby has continuous sinus infections and he would like to eliminate Mold as a possibility. We have laminate floors (no carpet) in that home BUT they have a dog (possible allergies maybe)
3.        Another thing worth mentioning, vacancy for the above property is about $100 per DAY so i have to be thoughtful about this one.
4.        I have been an Investor/PM for many years but fortunately  never have any mold issue in any of our properties as my team does take pride in maintaining our units in above average condition. So what would/or did you, you do in situation like this?
5. Thanks 

stephen
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 Originally posted by @Scott J.:

I have a SF rental with tenants that have been there for about a year and a half. It is a very nice family who takes absolutely immaculate care of the property. The carpet still looks brand new! 

The problem is that it's more rent than they can afford. They always pay, but it is a week or two late every single time. They said changing the due date from the first to the 15th would help, which we did... but nope, still always late. 

I've made it clear this isn't okay, but the fact is they're living paycheck to paycheck and it's hard for them to pay on time--whenever that may be. 

They rented their previous place for five years and I love the opportunity for a long-term tenant, but I'm tired of the stress of never knowing when we'll get paid. Their lease is up in August and I'm thinking of increasing their rent from $1,850 to $1,900 (the market rate) and calling and nudging them toward something more affordable elsewhere. Then I could dangle the carrot of giving them their deposit back promptly, bla bla. 

It's great having clean renters that may stay for years but always getting rent late sucks. More importantly, moving them out now may avoid an eviction situation later if they just can't pay at some point. 

How would you handle this?