All Forum Posts by: Serena Sun

Serena Sun has started 5 posts and replied 42 times.

Originally posted by Matt Devincenzo:

Roy N. can you clarify? You say he did not ask too much but then post an example showing the standard as being the shorter of the lease remainder or full rental period.

Serena Sun is asking for 1 month plus the unleased period. I would say yes you may be asking too much here is why:

This is kind of good in that you will have 0 vacancy since he is going to pay the rent until it is re-rented, you don't normally get that with a turn over so while the early lease break is a disadvantage it comes with a distinct benefit for you.

I would say it seems like you're double dipping you get a month's termination and then until you re-rent you get to charge him and then if it only takes 2 weeks to re-rent you've received 6 weeks rent for 2 weeks time. Plus repairs will be out of the security.

I'm not saying you don't deserve something but it seems a little much.

Thanks Matt,

I am new to business, so I just search online. I was thinking it's the commom practice to charge termination fee (for my time and energe to search for new tenant).

Thanks for the advice. I will charge him one month rent for early termination, and no more extra rent. He said it's ok to keep part of his deposit after I talked with him today.

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hi everyone,

I have another question today and need your advice.

I have a tenant that he told me two days ago that he needs to terminate his lease early. He has to move back to CA because of job change, and he will move out before July 1st. (so 30 day notice). His lease ends the end of Sep, so he has three month left on his lease. There's no early termination clause on my contract. He has been a good tenant, always pay on time and keep the house very clean.

I said I am ok with him to terminate the contract earlier, but he needs to pay one month rent as early termination fee, and he will be liable for rent as well until I find new tenant. It's a good house, so I expected it to be rent out in one month. He's not happy about the fee and said that I can either ask for a termination fee, or he will pay the rent till new tenant move in, but not both.

Did I ask too much? I searched online, there are various situations. I want to know your opinion.

Thank you
Serena.

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Originally posted by Yiv Luong:

For my "higher end" apt rentals, I put tile in kitchen, baths, family room and hallway, and laminate wood floor in bedrooms. You can get very good laminate wood (the one feels like real wood) from Floor and Decor (if there is one around your area) for $1.3-$1.6/SF, $0.30/SF pad, and install fee is the same as tile ($1.2/SF in my case). This creates good color contrast between hallway/kitchen and the bedrooms for "high end" feel.

For lower end rentals, I put tiles everywhere, including bedrooms. HD is good place to pick up small quantity clearance tiles for good price.

I checked, Floor and Decor has no store in washington. Thanks for sharing the price information :)

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Originally posted by Jon Holdman:

The IRS says flooring in general lasts five years. If you get 10 years out of flooring in a rental, consider yourself lucky.

I have no idea. My primary floor has lasted for twelve years and still in good condition. I forgot rental is different. As I said, a lot to learn. Thanks

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Originally posted by Dustin Cannon:

how much do you pay by the foot/yard for each of the different materials? that would help but just from a common sense standpoint tile or laminate are going to be more cost effective in the long run.

I went to Home depot, they give me a $2.85/sf for carpet (including disposal and removal), $ $5.8/sf for laminate (including disposal old carpet, removal, installation).

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Originally posted by Johann Jells:

What do you guys consider "hi end" vs "low end"? Mine are around $1200. Here in the NE, you simply never see a whole home done in tile. It's unheard of. I've put down lots of 8mm Costco laminate in units, occasionally even in the kitchen, and been pretty satisfied. Some is over a decade old, and in pretty good shape. The last kitchen I did with it I used glue in the click joints, and when the fridge leaked there was no water damage at all. The attraction vs tile even in a kitchen is not having to install the solid subfloor tile needs. Laminate can go over some amazingly crappy surfaces.

I am not sure about the "high / low end" for this condo. It's located in Bellevue WA, near Microsoft main campus. It's ok condition, I charge $1500 for the condo (3 bed & 1 bath, 1000 sf). The kitchen is tile, and I don't plan to make any change, so just the dinning, living area and hall way.

Thanks everyone for your advice. I've given up on carpet. I will do some research for laminate and tiles.

I am glad I asked the question here and get so much useful information. :)

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Originally posted by Jay West:

Agree with the above posts....best to worst...tile, laminate wood, carpet (if you have to). Laminate wood is a fairly easy self install if you are semi-handy with that stuff.

I wish I am handy, but didn't do anything myself in the condo :)

Thank for the suggestion.

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Originally posted by Joel Owens:

I like tile the best. Spend a few cents more per tile and get the kind with the non-slip surface. They have little specs baked in so that it is not smooth and slippery when it gets wet. Some of the really cheapest tile is ultra slick.

Tile is really cheap in cost but it's the labor that always gets you. If you can find a good contractor needing the money that is the key as you can get done for 1/2 or better of usual labor rates.

If you cannot use tile because of cost or are not allowed to then laminate is good. I do not like the peel and stick kind. Liquid can get in between the cracks and also the ends can come up later creating a trip hazard for the tenant. Use a whole sheet instead that is seem less as those are better.

Thanks Joe,

I will do some research on tiles. I've never used a contractor before, where can I find one?

I plan to order the floor from Home Depot, do you know any where more cost effective?

Thank you.

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Originally posted by Jon Holdman:

If you have carpet in a rental plan on replacing it every three years. I'd agree that tile is really the best, especially in a dining area. You have to have good support, though, and it can be expensive to install. But its about the most bulletproof floor. I don't yet have enough long term experience with laminate, but I think that's a good choice for living rooms and such.

If tenants spill stuff and don't clean, you'll take damage no matter what you have.

I don't want to replace every three years. I hope it can last for ten years :)

The tenant family has a stay home mom, so I think she will do the cleaning. Tile in dinning area is a good idea. Thanks

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Originally posted by M Read:

Check your condo rules as to what flooring you can use, and cannot use. You may not be allowed to use certain materials, especially if you are on an upper floor.

It's a one floor condo. I will check with HOA. Thanks

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All Forum Posts by: Serena Sun

Serena Sun has started 5 posts and replied 42 times.

Post: Early Termination situation

Post: Early Termination situation

Post: Should I upgrade to laminate or carpet?

Post: Should I upgrade to laminate or carpet?

Post: Should I upgrade to laminate or carpet?

Post: Should I upgrade to laminate or carpet?

Post: Should I upgrade to laminate or carpet?

Post: Should I upgrade to laminate or carpet?

Post: Should I upgrade to laminate or carpet?

Post: Should I upgrade to laminate or carpet?