All Forum Posts by: Radley Estrada

Originally posted by @Jon Q.:

Originally posted by @Radley Estrada:

Hello fellow BP'ers.

I own a 4-Plex apartment. There are 3 neighboring 4-plexes, and we all share a US Post Office provided cluster mailbox that is located outdoors on the sidewalk.

A tenant called me and complained that a package was delivered to his mailbox, but, when he went to the mailbox - there was no package and the door of his mailbox was open. Only he and I have keys to access his mailbox.

Anyone else have a similar tenant experience? Who is liable? What should be done next? Should I change the locks?

Thank you guys!

Why did you buy in a fourplex neighborhood?  That was and is your problem.

If people are stealing your mail it should be telling you that this neighborhood is not good and/or getting worse.  Personally, I wouldn't own properties in neighborhoods like this.

If you're looking to buy a fourplex, first for many reasons, I'd tell you to seriously reconsider.  Second, I'd tell you to only buy fourplexes on streets where all neighbors are owner occupiers.

Without any information on the property, it's cap rate, my purchase price, my cash flow numbers, and the over-all market appreciation in the Seattle area - you are basing a property's value solely on one tenant reporting their mail stolen/missing?  

With all due respect, but, I'm not sure if you're trolling or if you actually ask sellers if their tenant's mail gets stolen before purchasing an investment property.

In speaking with the post office investigator, they see more mail/package theft in affluent areas because affluent people have more stuff worth stealing.

Regardless, your point is moot because I have already purchased the property.  And according to my numbers, its doing very well.    But, feel free to continue to do what you do that makes you successful.

@Mike Nelson @Joe Splitrock @Deanna McCormick @Kim Meredith Hampton @Mark H. 

I called the post office, and their investigator mentioned many of the things you guys have discussed.  According to them, replacing the locks for the cluster mailbox is indeed the landlord's responsibility.  And that the tenant should file a missing/lost mail report as its out of my hands.  I inspected the tenant's mailbox, and it looks about as secure as can be.  The investigator said many factors can come in play with lost/stolen mail - even perhaps there was no package or the tenant locked their mailbox incorrectly.  Its out of my hands now.  

Thank everyone again for their input and advice.

@Kim Meredith Hampton - Maybe different states do have different landlord laws when it comes to replacing mailbox locks.  I was curious, do you have a section in your lease that specifically discusses mailbox locks?  That maybe something I consider in the future.

Thanks again for your input.  Its nice to have a forum where landlords can discuss these types of issues.

I should clarify as well, that I have a key to the mailboxes because I am the one who has bought the locks and changed the locks in the past.  I keep a key in the event a tenant loses theirs or moves out without returning.  

The previous landlord placed cabinet locks on the mailboxes, and I replaced them with post office mailbox recommended locks.

I assumed landlords changing the mail locks was common practice.

@Kim Meredith Hampton 

@Dustin Beam

Thank you for your responses.  

I've read on BP that other landlords change the mailbox locks for their tenants as well.  Is this not common practice?

Hello fellow BP'ers. I own a 4-Plex apartment. There are 3 neighboring 4-plexes, and we all share a US Post Office provided cluster mailbox that is located outdoors on the sidewalk. A tenant called me and complained that a package was delivered to his mailbox, but, when he went to the mailbox - there was no package and the door of his mailbox was open. Only he and I have keys to access his mailbox. Anyone else have a similar tenant experience? Who is liable? What should be done next? Should I change the locks? Thank you guys!

@Marcus Curtis - Thank you for your input.  It is a hard-wired system that still works well, its just very dated - installed in the early 90s.  I had a lot of "what if" discussions with local landlords regarding what do to if it needs servicing or if a tenant were to damage their intercom.

@Zach Quick - Thank you for your input as well.  That's something I'm considering as well if a unit's intercom breaks or goes bad.  It is a nice amenity the tenants enjoy having.  At the same time, if the cost to maintain > than the value added - my answer will be clear.

Hey Everyone,

I purchased a 4-plex apartment that came with an Aiphone GF-1D buzz-in intercom system.  The system works well, but, is fairly old.

Any members out there have experience with buzz-in intercom systems? Cost to maintain, repair, and/or replace?  Who would you call (electrician, handyman) to repair?

Thanks in advance everyone!

First, I'd get a pre-approval from another lender.  I was pre-approved via Wells Fargo at one point, and their service was EXTREMELY slow.  With real-estate, speed to close and timing is everything.  With the bigger lenders like Wells Fargo, they tend to be slowed down by a lot of red tape.

I went with a small commercial lender for my 4-plex, and their speed to close was amazing.  

Good luck with your first investment!

Good insight from everyone.

@Taye N. - Generally speaking, that is my stance about tenant's guests.  I do have a "2 week maximum" guest stay stipulation in my lease, as well as all guest must follow rules the same as tenants on the lease.

@Michael Totman - That's my biggest fear, that a tenant will move-in someone that would not otherwise qualify under my tenant screening standards.  I have 24 hour recorded surveillance cameras on the property, so that helps.

@Deanna McCormick - According to the father, the son will be staying with another relative 20 minute drive away and is registered with his case worker at that address.  I too am glad the parents were honest and up front with me.  Thus, I would like to help if I can.

@Rosston Smith - Yes, I have a "2 week maximum" guest stay stipulation on my lease as well.