This is to offset usage of oxygen due to gas stoves, furnaces, hot water heaters etc.

These utilities are supposed to be based on a Nipsco budget plan where the utilities charges maintain a monthly cost, and it is adjusted annually.The best part is i can call Nipsco and get a usage history for the property.

Owner paid utilities properties will always sell at a discount since you can't raise the rents far enough market rates to cover for tenants tendencies to waste the utility usage since they are not paying for it.

Any chance you could map electric/gas usage if not for a semester and then bundle it in at a higher rate to make yourself some money by making it all inclusive?

Don't manipulate expenses to try to make a property fit, it will not work out in your favor.Utilities-when I first started, I would actually call on a property I am interested in and I ask for the average monthly water usage.

You own the usage of the buildings.

., NORTH SYRACUSE, NY PARK LANE APARTMENTS 16 ONE BEDROOM APARTMENTS 32 TWO BEDROOM APARTMENTS RENT INCLUDES HEAT AND HOT WATER LAUNDRY ROOMS – 8 NORTH COLONY TOWN HOUSES 20 TWO BEDROOM, ONE AND ONE HALF BATHROOMS BASEMENTS WITH WASHER/DRYER HOOK-UPS TENANTS PAY ALL UNTILITIES WATER IS SEPERATELY METERED (TENANTS COULD BE BILLED FOR USAGE – NOT CURRENT POLICY) CONDITION OF PROPERTY: PARK LANE: ROOFS NEED TO BE REPLACED WINDOWS NEED TO BE REPLACED NEW BOILERS WERE INSTALLED IN 2009 DRIVEWAY NEEDS TO BE RESURFACED ALL APARTMENTS AND COMMON AREAS ARE IN GOOD SHAPE NORTH COLONY: ROOF WAS REPLACED IN 2009 WINDOWS WERE REPLACED IN 2009 DRIVEWAY NEEDS TO BE RESURFACED / REAR OF BUILDING NEEDS PAINTING FINANCIALS: OFFEERING PRICE $3,200,000 REPAIR INVESTMENT FROM SELLER $200,000 -SELLER WILL GIVE BUYER $200,000 AT CLOSING FOR ABOVE LISTED DEFERRED MAINTENANCE ITEMS PROFORMA P&L - MONTHLY RENTS @ 100% $44,000 LAUNDRY COINS $1,100 MONTHLY INCOME $45,100 EXPENSES MORTGAGE - $2,560,000 @5.5% FOR 25 YEARS $15,721 PROPERTY TAXES 9,700 PROPERTY INSURANCE 1,600 ELECTRIC & GAS (2013 ACTUALS) 1,700 WATER (2013 ACTUALS) 1,300 VACANCY ALLOWANCE – 8% 3,550 ALLOWANCE FOR MAINTENANCE 2,500 ($36,071) NET MONTHLY CASH FLOW $9,029 17% RETURN ON INVESTMENT OF $640,000 A few things to note.

I know it varies, but this is a good scenario on heat usage time.

For the HVAC it is a hot water/stream baseboard, and the units have wall A/C units in them (so tenant pays for usage of them with electricity).

English eat Squab (pigeon), and I love sushi.During the late 70s and 80s there was a big cultural adjustment for recent immigrants in certain part of the county I grew up in (Orange County) and inappropriate, over the top jokes about missing dogs were rampant.Maybe your lease clause should be modified to read: "...no dogs as pets or livestock".