All Forum Posts by: Tom Reynolds

Hi Al,

The ability to efficiently and effectively process a potential rehab, renovation or remodel of a building is an ever evolving art. Whether the structure was built in the last 10 years or 100 years ago or more, the potential for hidden secrets is there. Warning signs are always present and with time and experience we become better at seeing below the surface. There are also issues that lie on the surface but without special knowledge they can be easily overlooked. There's also the cost factor to consider for labor and materials in an industry that's forever evolving. And, we can't forget the ever present building codes and zoning regulations. Over time we can learn to depend on our abilities that come from experience. In many cases that experience comes with a price. The price of trial and error. In many cases it's more cost efficient to hire others who can apply their special knowledge and save you time, aggravation and money in the end.

With that said, one thing I might suggest is to take a look at the (HUD) inspection checklist. It's a standard form that's available on-line. The form can be modified to address the inspection of most any size or type of building. The form can be applied before, during or after construction. Using the inspection checklist format allows you to stay on track and take note of specific details as you proceed from one area of concern to the next. It's a tool I've found helpful to keep from being distracted and missing costly details.

Another suggestion would be to take photos, take plenty of photos. Many times having the right photos can save you a return trip or serve as a quick method of answering a question you or a contractor might have.   

Hi Matt, 

Balloon framing was a common framing method for many years but is no longer allowed by the building codes, due to the open spaces created that interconnect floor levels. The open spaces act as a chimney and promote the spread of fire when it occurs. The standard for modern framing is called platform framing. It provides horizontal plates (fire-stop or draft-stop) at each floor level, which limits drafts within concealed wall spaces. Rehabs are subject to "The Existing Building Code" and the extent of compliance is determined by the percentage of renovation work proposed. Typically when walls are opened and openings are exposed between floor levels, during a rehab, compliance with todays codes is required. This is commonly accomplished by adding "approved" material(s), detailed in the building code, to contain air flow. Check with your local building department, in the jurisdiction of your project, regarding their requirements.

Note: I am not an attorney. But, as an owner of rental property in Florida, this question regarding the landlord's responsibility caught my attention and I've done a little research. Florida State Statute does not appear to address air conditioning requirements for rental property. The Florida Landlord Tenant Act in Statute (83.51) "landlord's obligation to maintain premises" does not list air conditioning as a requirement. The Housing Code and (HUD) mention air conditioning but are only applicable if adopted by the local jurisdiction. Those standards do not require air conditioning but if present maintenance is required. In this case, The City of Oviedo does not appear to have adopted those minimum standards. Unless your lease details you're responsibility for this scenario, reimbursing the tenant for alternate housing while repairs are made is really up to you.

Responding to a tenant's notification of a malfunctioning (HVAC) system within 24 hours is reasonable. After all, if it was your residence and your (HVAC) system that broke down it would be at least 24 hours before a service tech would be available, unless you are willing to pay an additional emergency fee.      

Wayne Brooks, you are correct and I apologize. The wording in my response is misleading. Erin Bryant or anyone entering into a contract should request proof of proper licensing and insurance prior to signing a contract and/or providing a deposit. There are far too many people in The State of Florida representing themselves as licensed who take advantage of people in need and make it hard for legitimately licensed individuals who are qualified, gone through the hoops and pay for the insurance to protect themselves and their clients.   

Hi Erin,

What you are describing is referred to in Florida State Statute as aiding and abetting. See Florida State Statute 489.113.  Florida requires a person to be licensed or be employed by a licensed contractor to perform any work regulated by codes and standards. The person you are describing may have the ability to accomplish the work you need done but without proper licensing and insurance he will not be able to obtain the required permit(s) and inspection approvals. Ultimately as the property owner you will be held responsible, with little to no recourse, should the local jurisdiction step in or if unsafe installations fail or cause injuries. You may want to consider obtaining bids from qualified, licensed and insured contractors, compare prices and the peace of mind that comes in knowing you have all your bases covered.     

Please send your list of properties in North Florida, thank you.

Hi Pam,

As stated above the answer to your question is "that depends". It depends on the location, the age & condition of the structure and it's components, weather there are liens on the land records, if there has been work performed without the required permits & inspection approvals, are there zoning or health department issues, are there open code enforcement cases where violations have been cited, are there fines running, and if you are will take responsibility for that type of a project. What's the lot alone worth. What's the lot with utilities worth. You mentioned a property with "two houses" but one listed as a shed by the city. That's a red flag. Check with your local zoning department regarding what uses are allowed on that property and building department for the permitting history. A title search will reveal any liens. It all boils down to the price you pay to purchase, the cost to make the property habitable or attractive to another buyer and what its worth to you or someone else when you're finished.    

Hi Christina,

I've not had any direct contact with Fort Lauderdale code enforcement, but I have experience with code enforcement. What I know is in most jurisdictions you will find variations in how they deal with their cases. The format for Florida Code Enforcement is found in Florida State Statue 162. I would suggest reviewing that statute and then contacting the code enforcement agency responsible for the property you're considering. In some cases an inspector will visit the property upon request to verify if the cited conditions have been resolved. They may also provide information regarding resolution of any accumulated fine(s).

Hi David,

I'm a Florida resident, have purchased a number of bank owned foreclosed properties and researched and visited many more. Most every REO/foreclosure I've looked into is in need of more than just cosmetic work. Either due to neglect by the previous owner or vandalism these properties require patch/paint/flooring but also re-roofing, new mechanical equipment, electrical and/or plumbing work, windows and doors, there are failed septic systems and wells with damaged or stolen equipment. There are still opportunities out there but you need to hunt for them and make the changes necessary for habitability. Many of the unoccupied properties have set vacant for long periods of time and have been vandalized. You are also subject to the requirements of the insurance companies and in many cases local code enforcement has tagged the property and there may be fines imposed, as a lien that will show up in a title search. You need to look beyond the obvious and information provided in the property descriptions.

happy hunting,

Tom Reynolds

Hi David,

When renting/leasing your property, the simplest solution is transferring as much of the responsibility as possible to the tenant. Include the details in your rental agreement/lease. Contact the utility companies and arrange to have your account closed prior to the occupancy date. It's an easy enough process, something your utility personnel deal with on a daily basis.