All Forum Posts by: Wally Burbage

I have been managing 24 doors with Buildium for the past year. Very happy so far. Tenant screening, payments, e-lease, and work orders are all features I use.

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Denver, Colorado

Quote from @Richard F.:

Aloha,

For such a critical preventative maintenance item, even IF you can get tenants to properly change filters on a fairly regular basis, you should still have a pro, or very competent handy person, conduct an annual service at a minimum (depending on local environmental conditions). Cleaning the coils chemically and regularly, helps extend the life of the unit (particularly if located on the outdoors on the ground, in an area dogs roam) and depending on the age and type of unit there may be other internal points of maintenance to perform as well. For some systems, we place pellets in the catch pan to prevent algae growth which, in turn, prevents clogging of longer condensate drain lines.

Like the pellets idea!

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Charleston, South Carolina

Quote from @Kim Meredith Hampton:

Does your units have float switches that will shut the unit off if it overflows?

We instituted several things about 9 years ago- we put 12 filters in the house with dates on them and then take a time stamped photo of them being provided, now 9 years later, we use a company called second nature to mail and deliver them to our properties (right at the front doorstep), they have a date and logo on them, as well as being charged to the resident as a part of our resident benefit package.

This way, if there is a problem with them not doing what they are supposed to do, the cost of repair, cleaning etc… are all on them.

Yes we have float switches on the units. Good ideas!

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Charleston, South Carolina

We have 24 units and are constantly getting calls that the drip pan is overflowing and unit is not working. When we send a tech out they usually find dirty coils and a dirty filter if there is one at all.

I am going to start an annual preventative maintenance program for the HVAC units.

My question is what is the best way to make sure tenants replace filters on a regular bases? Does anyone charge tenants for not changing filters? Do you provide filters? Tks.

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Charleston, South Carolina

"A" class townhouse apartments, but older and need updating from original Formica. Tks

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Looking for recommendations on best option for rental property counter tops. Durable and cost effective. Tks.

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Quote from @Paul De Luca:

@Wally Burbage

I assume it works for you if that's the way you've been doing it?

I think that's a somewhat typical lease provision, but it's best to stay on top of whether you want to renew that tenant or not months in advance so you can secure the renewal or prepare for their move-out date. Every lease I have seen has a clause about holdover too but I can see the benefit of a one year lease converting to a MTM lease if both the tenant and landlord are on the same page and the tenant wants to be flexible with their move out date.

If they're not looking to move out, they want to renew, and you want to keep them as a tenant, there's really no reason to stay on a MTM lease I think.

We have been doing it that way for many years, but I am trying to get some best practices in place now that I am taking over managing. Tks!

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We own apartments and have always done a one year lease that converts to a month to month at the end of the term. Pros and cons of doing so?

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Our properties are in Southwest FL and are doing our upgrades in September, during hurricane season.

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Jacksonville, Florida

Insurance companies use a zip code based replacement cost estimator to try to keep the coverages up to current rebuild cost. In the current environment, it is almost impossible to always get that number correct. Most policies have an additional percentage coverage for a total loss, which can help with some of these rising cost. I would recommend talking with local builders to try to come up with a cost per square foot in your market. The insurance company typically will not have a problem going above their estimator. Hope that helps.

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All Forum Posts by: Wally Burbage

Wally Burbage has started 3 posts and replied 11 times.

Post: Top Choices for DIY Property Management Software

Post: HVAC PM Issues

Post: HVAC PM Issues

Post: HVAC PM Issues

Post: Counter tops for rental property use

Post: Counter tops for rental property use

Post: One year lease to month to month

Post: One year lease to month to month

Post: Renovate STR Now or Wait Until Slow Season?

Post: STR replacement cost insurance with increased building costs