All Forum Posts by: Bruce Kozak

Hi, I have a new topic:  Insurance Coverage for vacant properties in which a water leak has occurred, racking up $7,000 in water/sewage costs within 3 weeks.

Does anyone know of insurance coverage to cover the water/sewage bills for such events, whether vacant or tenant-occupied (in which a tenant was away, for instance)?

Bruce

That's right Roy.  You explained it nicely as to the effect of the inner surface of the pipe condition, and what I failed to mention.  Clearly, that is the mechanism that "trips-up" the debris.  However, my master plumber has told me he's run into fewer drainage issues on old houses with larger flush volumes compared to those with less than half the flush volume.  The audible different is clear too.   I think it stands to reason (short of data) it ought to be easier to deposit debris with softer flushes...how much, isn't clear...I've also experienced having to flush a second time with the more "eco-friendly" toilets, so, I am still using the "moderate flush volume toilets".

Bruce

Thanks to All.  One word of caution about toilets that save tenants dollars with a lower gpf, is the "plunger capability" of the flush may facilitate sewer lines to become more easily clogged over time.  My seasoned plumber advised me of this - particularly important on very old homes.  But, I do like the flapper-less provision.

Bruce

There are a lot of folks here from PA, like myself (Pittsburgh). Does anyone know if the RUBS provision is allowed in PA, whereby the water bill is divided up and billed based on the number of occupants?  i.e. A triplex with 2 persons in first unit, 1 in 2nd unit, and 4 in the 3rd unit, with the 3rd unit being billed  4/7 ths of the total water/sewage bill?

Bruce

Yes, I can actually top that - how about a $2,000 water/sewage bill for four (4) weeks of a toilet running in the basement and the tenant claiming she didn't hear it?  When the service tech went there to address it, he told me when he walked in the front door he could hear the problematic basement toilet running (from the upstairs front door!).   Since then, I have removed ALL basement toilets.  But, this tenant has been in the unit a long time, and pays her rent on time.  She is on very limited income, so I agreed to pay half the bill versus evicting her, having the place vacant for possibly several months and getting a less desirable tenant.  

I have a triplex that I am just now inquiring how to have each unit metered separately for water.  This is the only rental unit I have for which I don't send water and sewage bills to tenants - and, I've regretted it for years.  The water company tells me they must be able to shut off any one unit (for non-payment) and not affect the other units.  I am waiting to see what they say.  A master plumber here in Pittsburgh told me they probably will require a separate metered system for each unit outside the building.  We'll see. 

If it's not cost-effective to retrofit as the water company requires, I could keep the existing configuration and utilize a "deduct meter" for each unit (installed in the common area), whereby I would take a picture of the meter reading every three months and bill each tenant.  

Bruce

Thanks.  I tried the flapper-less type (in my personal residence first) but, didn't have much success.  The one I tried seem rather finicky.  Perhaps I tried the wrong type.  Kept getting "ghost flushes". 

All my tenants pay all utilities, but I keep water and sewage in my name and send them bills, so that I can keep an eye on consumption and not get stung with lienable water/sewage bills when they move out.

Yes, for sure, don't want tenants doing repairs...

I agree, once per year isn't enough to visit properties.  But, isn't more frequently than, say, twice per year a little "intrusive" to tenants just for routine maintenance? 

I would like to know more about the self-cleaning valve types...

Thanks to you all for your sage advice.  I will regularly change them out, and with Korky Plus.  I have annual inspections that are performed, and will change them out then.  I work full time, so I don't visit properties more frequently than once per year - and actually pay to have someone do these inspections for me.   I also agree this is about tenant training, since the last I need are issues hidden that aren't reported.  ...

thanks, Bruce

Fellow Investors: 

After six (6) years of renting out properties, I still haven't yet figured out the best way to mitigate those tenants who fail to keep an eye out for the occasional leaky toilet flapper for which some claim the Landlord is responsible for occasional  high water bills.  It's a struggle to convince some of them that I believe it's their responsibility to listen for water running over a flapper and if and when it occurs to alert the property management team immediately.  Some have even said they left for a couple weeks and returned only to discover the problem.  I say they need to absorb this risk and expense, and take steps to prevent: listen and report for leaks, and to be extra safe, before heading out for vacation, by closing the ball valve behind the toilet.  

I am interested to know how you handle such tenants.  I have been telling those tenants these types of expenses they try to put on me will come into consideration when their leases are up for renewal.   I would like to put this in the lease that they are responsible for all water expenses even if it is due to a failed plumbing condition, but want to ensure I can properly enforce that requirement through proper language in the Lease Agreement.

Bruce

thank you both for reponding. i will also research the other threads as you have advised Mehran.

Any Landlords out there insure their units for less than full replacement cost coverage? If so, what would be the argument for that approach?

Bruce