All Forum Posts by: John Pierce

I would see them as a negative.  They are something that can break.  Besides, everyone I know in Richmond with solar panels has issues with squirrels chewing the wires.  Repairs to the squirrel-chewed wires are not cheap.

@Bobby Valcin

I have come to the realization that new appliances are the only way to go. I go to Lowe's, pick out what I want, and have them delivered. It's very convenient. All I have to do is haul the old appliances to the scrap metal yard (or sell them for a few bucks if I can).

I used to install used appliances, but found that the effort of finding them and hauling them, combined with the frustration of them not always working right wasn't worth my time.

If you only own one or two houses and are just getting started, used appliances are fine. But if you have 10 houses, it may not be worth your effort.

@Patrick Slagle

What neighborhood? How many bedrooms and bathrooms?

@Troy Purvis if your shingles are in poor condition, your roof may be leaking without you knowing. Small leaks may damage your roof decking without water making it in the house.

My philosophy has always been to never defer maintenance. Take care of issues like this when it is convenient to you. If you wait until it is leaking, it may not be a good time for you. Maybe you will be out of town. Maybe it will be after a big storm and roofers will be backlogged.

@Mike Kirby

I give all of my tenants 12 filters when they sign a lease and tell them change it every month. When they renew the lease I ship 12 more from Amazon.

My HVAC service calls have decreased dramatically since I started doing this.

@James Nix

Never turn down money from your tenants. In two weeks, they may not even have the $500.

My lease states that partial rent payment is accepted with reservation.

Without knowing more, 14 hours seems reasonable. However, this isn't the kind of job I would pay by the hour for. I would get a lump sum quote for the whole thing.

Is he installing a hardibacker/durock base? What happens if there are subfloor repairs that are needed? Is he supplying materials? Is he installing quarter round?

In general I agree with what @Scott Trench said. Too many people make their tenants hate them for damage that is already done. Tenants hate landlords that are too present in their lives. Tenants that hate their landlords move out. Turnovers don't make you money. Definitely best not to sweat the small stuff.

My policy is that I don't charge tenants for damages until they move out, unless I am actually making repairs while they live in the house (which I don't do for cosmetic items).

Most cosmetic damages are fairly inexpensive to fix.

@Alex Nelson

Like everyone says, a portion comes from the government and the rest comes from the tenant. If the tenant has no income, the government pays all of the rent.

@Mark Lira

Don't do it. My dad implemented this and it backfired spectacularly. Just as many people still payed late, but they took the discount anyway.

Offering a discount for on-time rent is going to give you nothing but headaches. Charge late fees and stick to them. In Virginia I can charge a 10% late fee. Rent is due on the first. I charge late fees on rent paid after the fifth.