All Forum Posts by: Gp G.

Hi,

I am thinking to hire one duplex with two property managers for each unit (as existing property manager taking too long to find good tenant). If I terminate property manager lease for existing PM for rented unit then I end up paying whole year commission of about 1500$. What are pros and cons of this approach. I have septic tank separate for each unit in the back  with dozing tank with motor in middle Elgin septic system in the front of building. Power connection goes from left hand side unit. Other than that no common utilities or anything like that. This duplex is originally single family home but converted as duplex by previous owner. It has common crawlspace and common roof. In the backyard no fence separating boundaries of both units. Please advise

My rental still does not have many responses as listed by my current Property management company . Only 7 contacts no applicants in last 15 days. I reduced rent by 100 $ last week as well from zillow Zestimate rent

I spoke to other new property manager whom I am thinking to switch for long time. He says as blow

I can see why. They have it listed as an apartment and it’s not on the FMLS. No one can see it. 



Seems this new  PM has better knowledge. If I cancel the PM contract do I need to pay a 1 year agreement fee to the old PM. After merger of my PM company with national company my experience went from good to bad to worse now.  Is it mandatory to put in fmls? I see advertisement in Zillow, redfin etc. sites. Is listing as apartment for this one unit of duplex is wrong?

Can you please advise
Thanks

Hi All,

I have old property. About 3 years ago I had floor syncing issues for which one contractor put 5 jack units in the crawl space to lift floors a little bit as attached. Couple of days ago a tenant complained that tile grouts were missing and tiles were moving in the kitchen area as attached. Other than the kitchen all other rooms have LVP flooring. One contractor said he can put the grouts for 300$. Is it a good idea to do tile grout repair for 300$ or replace tiles with LVP in the kitchen? Do I need to lift up the jack a little bit? I called one foundation contractor about 3 years ago. He inspected everything and mentioned the foundation is overall fine with this 1961 property on crawlspace. I had a lot of rain water drainage issues in the past for which I built a french drain /trench drain on the side and back which stopped those drainage water issues flooding my backyard and crawlspace areas(at one point lot of drainage street rain water used to sit many days in crawlspace which used to be pumped out by handyman). Septic field lines failed and I have to put a small Elgin septic system in the front yard between driveways of this duplex. Also one waterproof contractor put sump pumps in crawl space which gets water pumps out. I wonder how that water comes in the sump pump from underground also. I have to upgrade the whole electric also.

I called same contractor now who says it needs about 8 new jack units and put about 4 joists for4000$. I asked him if I have to do entire floor new and then LVP on top new then it cost about 15k.  I am thinking to go with 4000$ repair as he seems know what he is talking and doing. I asked this contractor in future if I have to do new flooring is it easy to remove those  jack units for which he said it is easy except concreate wrapped around yellow is more difficult but can be removed. Is there any other better way of lifting these swaging floors in cost effective way. Please advise

Bathroom Floor at the rental property looks bad as attached. Any special type of flooring that you recommend to make it look better and less maintenance over the time especially when there is turn around of tenants. I thought of LVP but I'm not sure if it's a good idea in the bathroom. Tiles people may slip in the bathroom right. Please advise

Thank you. Spoke to a HVAC contractor saying about 7k for HVAC work and 1K for electrician work total 8k but overall may improve tenant experience and maintenance charges to me but bit more price to put upfront

Hi,

My property is built in 1961. HVAC unit is package unit on right side of the unit. Duct works goes from package unit to crawlspace to bottom of the floor to the unit. Duct work is old metal ducts. Air filter also in crawlspace inconvenient for tenants to change.  Package unit not sure how many years old as it was there even before i purchase this property about 5 years ago. Some times package unit is not working and fixed few times by HVAC contractors. Also the metal duct work in crawlspace has leaks which tapped by one HVAC contractor. Air conditioned air leaking to crawlspace making crawlspace heat or cold depending on season causing more power bill to tenants. I am thinking to remove package unit and instead of that put split unit. Put the fan near the package unit area and heater in HVAC attic area. Attic area height is less like hardly 3 feet. Does attic fit the heater there with 3 feet clearance and also duct work. Is it good idea to do this project spending about 10k now. Any pros and cons of this project I need to know before I begin and spend lot of money. Hope no fire hazards or code issues or noise issues or electric shock etc. by doing this project. Please advise

,I have tenant who is troubling for weeks. He created lot of issues saying mold in the property recently. PM gave him 60 days notice to vacate few weeks back. I am waiting for those 60 days to complete as soon as possible
Attached is the letter I received from county today as this tenant keeping junk cars and trash all around the property even after informing him multiple times. I emailed this letter to my PM as well. Please advise what steps I need to take to avoid fines or imprisonment as stated in attached leter.

Attached is the picture of the junk cars and trash he kept all over the property

Hi,

In my old rental property I am not sure when roof replaced last time. How to know when is time to replace the roof.  can the roofing companies can give honest answer.  I do not want to spend 20k to replace roof if current old roof still has more years of age left. Please advise

Hi,

I have 1961 property  causing more maintenance issues. I bought it for 136k from wholesaler about 5 years back. I spent so far about 150k. This includes some major items like below

upgrading septic to elgin septic system 20k

upgrading electric to new cod 20k

tree cutting trimming 10k

trench/French drain 10k

hvac replacement repair 10k

new plumbing 10k

crawlspace repairs 10k

appliances replacement 5k

doors replacement 5k

mold repairs 3k

roof repairs 3k

other repairs 

It is in good location. I am currently getting about 2100 rent. But lot of issues compared to other newer properties. Now i see redfin shows property value as 311k

I am thinking whether to keep the property or sell it.

If I keep it might appreciate much better.

But challenge is expensive to keep it. Almost negative on cash flow with all these repairs coming all the time.

Next major thing I see is hvac in crawlspace and those ducts are loose and coming off. Also crawlspace air also not that good quality if air leaks through those loose ducts. To remove hvac from crawlspace and put in attic it may cost me around 15k. 

I am kind of struck with this property.

When I try to sell this property before covid i got offer around 180k but do not want to sell in loss. 

I hear people having rental properties older than mine like 1900 still cash flowing and happy. I am confused what to do. As i spent so much energy and time and money on this property thinking better to keep property.

Also this property is in downhill area. Rain water used to sit in back yard and crawlspace. I have to build trench/french drain to divert uphill rain water running into my property to further down away from my property. There is small retention pond kind of area next to my property belonging to city which they are not managing ( There are big trees there which are close to my property about 12 feet away which may damage roof if fall towards my property but it never seems happened since 1961 touch wood). Water table is high due to these rain water drainage issues. Septic field lines failed forcing me to build elgin system in the front yard and put a motor to pump sewer water from backyard to front yard.  Tenants bit unhappy also due to these type of issues causing challenges there. PM also not that responsive making issues more bad for me.

Please advise

Hi,

How to sell a property as FSBO(for sale by owner) with as is condition clause. What are good websites, resources for this purpose.

Please advise