All Forum Posts by: Bob Collett

@Michael Johnson ... curious... how many doors does the target company have?

Bob Collett
PM, Cleveland

A trusted mentor taught me long ago... give to charity and volunteer to help others and make the world a better place... but treat your business as a business. 

Moreover, PM is a tough and challenging business. Very stressful when problems arise. Furthermore, Most states require PMs to be licensed. 

Best if luck

Bob Collett, PM, Cleveland

Another thoughtful approach is not to charge for use of driveway, but to assign it to whomever is willing to cut the lawn... or assign it to the tenant who has resided there the longest.  Over the past year, tenants are fighting about everything... fighting about driveways and garages being at the top of the list... even above who cleans up the dog poop!

Bob Collett, Property Manager, Cleveland

Why do you want to finish the basement?

@Jag C.  Can you be more specific about the location you are speaking of.  These areas are street by street.  

Bob

@Justin Wilson 44111 is arguably the best zip code in Cleveland.  However West Blvd is at the lower end of 44111. As you go further west toward Rocky River Drive, the neighborhood gets better with each 10 blocks (W 117, W 130, W 140, W 150, etc. One possibility is that the tenants are moving up to a better neighborhood.  They will usually give some reason why they are leaving.

I find that most tenants leave after a year or two years in the Cleveland market.

Best of luck

Bob Collett, PM Cleveland

@Benjamin Cedillos ... one more thing... the bigger issue in Cleveland today is lead.  You will need to hire a certified inspector to do a lead clearance report.  This is not optional. Without it, you will not be able to get a rental registration and will not be able to evict tenants.  If you do not pass the lead clearance test, you will need to do mitigation.  This is a separate inspection, and unless your inspector is licensed and registered for this work, you will need to hire someone else.

Also note that the Cleveland housing court has turned significantly in favor of tenants over the past year or so.  Every tenant is offered free legal counsel.  

Bob Collett, PM Cleveland

@Benjamin Cedillos Most 3rd party inspectors are not qualified to do mold inspection, radon, water testing, etc.  Similarly they are not typically structural engineers.  So while an inspector is qualified to look at your foundation and notice significant cracking or even bowing of the block... they would be wise to "recommend that you have the foundation inspected by a qualified structural engineer" rather than try to evaluate it themselves.  With respect to Radon... there is a lot of it in some Cleveland area locations, but not everywhere.  If Radon is prevalent in your area (llok for Radon mitigation systems around the neighborhood and/or ask your realtor; then best to have it checked.  Your inspector might provide this service, but it might be wise to hire someone who only does Radon testing.  Same for mold.

Expect your inspector to start at the exterior, and look at roofing systems, gutters, windows, siding and grading.  One inside they are generally qualified to check the mechanicals including electrical systems, breaker panels, junction boxes or lack thereof, knob and tube, outlets (condition and grounding) GFIs, etc; Plumbing systems check include hot water tank, faucets and drains; HVAC check; etc. They should check attic and basement.  

Expect to get pictures with notes of any issues and safety concerns. Today and inspector should have a good software package. The going rate is about $350 for a SFR... more for a duplex.

Best of luck

Bob Collett, PM Cleveland

Good Handyman are hard for investors to find, because a good handyman is going to command $60 per hour and investors typically want to pay far less. I go through 10 contractors to find one keeper.

Your property manager should be able to get the job done.

Best of luck

Bob Collett, PM Cleveland

I agree with what Patti Robertson said.  I always disburse available funds to my owners "on or about the 10th of the month".  If a tenant is late and does not pay rent until after the 10th, we either wait until the following month, or I will make a second disbursement that month if the owner wants it.  We use Buildium property management platform, so paying on schedule is easy. Its just a matter of making sure bills have been paid, so we do not deplete the owner's reserves.

Bob Collett, PM Cleveland