I believe it is completely reasonable to have a clause in your lease that places a cap on utilities with any overage (proven by a bill) being the responsibility of the resident.Our clause states that any electrical bill (we don't have gas, and water has never been a problem) that is over double the same month's bill from last year will have the overage assigned as a fee.It is important to keep your bookkeeping straight if you do assess a fee.

However once all was complete, the tub and toilet water still had a yellowish tent to them.

In my limited understanding it seems like the aforementioned brick needs to be reattached.It is my belief that the damage to the lintels, bricks and the internal water damage is due to the roof.

@David Cook this is why we’ve started using water based polyurethane on our hard wood floors.

Houston in particular be vary wary of flood zones and any potential historical water damage from the frequent flooding / hurricanes of just a few years ago. 

Let’s start with CompliancePrompt:[1] You are an expert in the federal and state taxation of landlords owning rental property [you need to tell the AI what is expected].[2] I am a CPA, with expertise in taxation of real estate [unless you want a watered-down response, tell the AI that you want a granular response][3] Use IRAC format [This is used by attorneys.

If you leave a house unsecured, there’s a chance you’ll lose a furnace or water heater.

I'm happy to pass a warm referral over if needed! 

@Adam BartomeoGuys the IRS requires the 1099 amount to be equal to the GROSS amount you collected on behalf of the owner, even if you are collecting water bills, etc. from tenants.NOTHING is deducted from the Gross amount,including your PMC fees!

8 - What type of natural drainage will there be on the site/9 - What type of water supply will you be using?