All Forum Posts by: Rob Gribben

I am looking for a template to follow.  I've never had to do one, so if anyone has one that they would be willing to email me, would really appreciate it.  

@Marcia Maynard

Marcia,

I think it's a combination of a lack of resources to move it, and a lack of motivation to want to move it.  I had suggested selling it as well, and they were adamant that it's not for sale.  I've also explained that the city can tow effective Feb 21, and when they do, it's going to cost about $400 to get it out of the impound lot.  I went over last week and left them with a letter stating the car had to be gone by March 5. So, as of now, either move the vehicle, break the lease cooperatively (terms are i keep the SD, and 1 months' rent, and the $100 citation from the city), or get evicted and I have to get a lawyer, in which case I would try to collect the full 5 months remaining on the lease.  I found the tenant's through Renter's warehouse, and the agent has been good about helping me even though my 6 month warranty period has just expired.  He even went over to the house with me last week and we discussed the issue and the options that remain.  I've never had to evict anyone, hoping I can avoid it, but i'm not overly optimistic right now.

@James Gaither

James,

Thank you for the advise.  I did deliver a letter last week in person stating my position that the vehicle has to be moved by March 5.  I also have a trail of email that I've compiled regarding the issue.  The city indicates in the citation that they may tow by Feb 21 (abatement date), but I think the city would rather just continue to issue citations and collect the fees. I wish they would just tow it, that at least forces the tenant to address the problem.  

@Ned Carey

Thank you Ned.  I've given them the option to break the lease, but I need a month's rent and I keep the SD.  I'm hoping they either do that, or move the vehicle and honor the 1 year lease.  I don't see them moving the vehicle, they just are not getting it, not sure what else I can do.

@Marcia Maynard

Marcia,

My lease states that all vehicles must be tagged and must be in operable condition.  One of the vehicles is basically a parts car.  They have them both tagged now, but didn't on Feb 4 when the citation was issued.  Even with tags, the parts vehicle is not in operating condition, so that needs to go, or Baltimore city is going to continue to issue citations.  I passed along the citation numbers and the contact information with Baltimore City sanitation to them, and requested they contact the city as well so they are clear about the citations, and about future citations which the city will issue for un-tagged and/or inoperable vehicles.  

I've been to the property several times, other than the vehicle issue, then tenants have been good, no rent payment issues and the property appears to be in good condition.  

After the initial citations were issued in December i went to the property and explained to them why the city issued the citations, and explained that they have to make sure all vehicles parked at the house are tagged, operating, and registered to the tenants.  I also explained that the city doubles the fine for future citations.  I contacted Baltimore city to make sure any future citations are issued to the tenants and not to me.  However, if they don't pay, I would guess the city places a lien on the property to collect payment, though I am not positive about that.  

They are upset about this latest citations (even though I warned them), and don't appear willing to get the inoperable vehicle off of the property.  I found these tenants through Renters Warehouse, but my 6 month tenant warranty just expired.  I did talk to the leasing agent with RW, and he did tell me he would call them to explain and re-iterate the issue.  I think they feel like I'm picking on them, so I think hearing from a 3rd party may drive the point home.  I'm going to try and meet with them next week and discuss this again, and let them know what their options are.  If they are unwilling to move the vehicle, then ideally I can get them to agree to move out (break the lease) without having to go through the eviction process.  The clause in your lease about having the right to remove inoperable vehicles is a good one, mine doesn't have that language, and I'd have to check if that's legal in MD.  I'd be a little leery about towing their vehicle, that could get really contentious.  

I have a tenant who's received multiple citations from Baltimore City Sanitation Dept, for having untagged and inoperable vehicles parked at the house.  They have one vehicle that doesn't even have an engine, yesterday I told them that's got to get moved off the property right away, it's a violation of Balt City code and the lease.  I don't think they plan to move it, so i'll more than likely have to evict.  Does anyone know a good service in Baltimore City to handle the eviction process.  I work full time, and won't have the time to do this myself.  

So, I think I will send a certified letter to the company owner to get their attention.  I left out the company name, don't want to be accused of slander.....  But, any suggestions or comments based on what I have below, hit me back:

This letter is in regards to a roof installation that your company completed at 411 Pembrooke Blvd in Baltimore, MD on April 30, 2013.The roof came with a 10 year warranty, for which I have a receipt from your company.  On Saturday November 14, a neighbor at 413 Pembrooke Blvd contacted me stating that there were several shingles blown off of my roof and into the surrounding neighbors yards.  I contacted XXXXXX Roofing that same day requesting repairs under warranty as soon as possible.  I finally was able to get you to make the repairs on Wed Nov 18, the day before we were expecting a major rain event.  Had the repairs not been made, there would have been significant water damage to the property.Had water damage occurred, I would have had to take action against XXXXXX Roofing for the damages.  Wind gusts on November 14 were in the 30-40 mph range, nowhere near strong enough that shingles should have come loose.There were no other houses in the neighborhood that had shingles come loose.

I am very concerned about the installation of the roof at this property.  My concerns are as follows:

1) The overhang off of the edge appears to be extreme.  My understanding is that the shingles should be cut flush to the edge.A drip edge is supposed to be installed at the roof edge, and shingles cut flush with it.

2) The shingles that came off, did so in almost a perfect square.  I am really concerned that the fasteners were either driven too far into the plywood, or not enough fasteners were used to secure the shingles to the roof.

3) The roofing felt appears to be installed in the wrong direction.  My understanding is roof felt should be installed across the roof width, and not along its length.  The photograph that I have of the missing shingles, clearly shows the felt paper was installed along the length (top of ridge to gutter) of the roof.

I am requesting that XXXXXX Roofing take these immediate actions to prevent further problems with this roof:

1) Carefully inspect the roof fasteners to ensure all of the roof shingles are secure

2) Correct the excessive overhang of shingles off of the roof edge

3) Inspect the roof at 6917 Gough St (Eastwood installed a new roof on this property for me on April 24, 2013) for similar issues and take corrective actions to ensure no shingles come loose at this property either.

Please understand that both roofs are only a couple of years old, and if there are future issues and XXXXXXX Roofing does not act promptly to return my phone calls and honor their warranty and make the repairs, I will be forced to use another roofer to make the repairs, and then take action against XXXXXX Roofing to recover my costs for repairs.

Sincerely,

Robert F Gribben Jr.

The patch of shingles blew off in the square that you see.  I am thinking of having another roofer that a friend referred me to, inspect the roof installation.  If there are issues, I write the installer a letter and give him a deadline to make repairs, if he doesn't, then I pay another roofer to make the repairs, and take the original guy to small claims, and file a complaint with MD licensing division.  I'm also concerned about future issues with the roof.  

@Mike Reynolds, thanks for the advice Mike.  

They did finally repair it, but was a hassle, and wanted to get paid for it.  Obviously I'm not paying him for it, and will be looking for a new roofing contractor next time.