Hi I am looking for a plumber or contractor who has experience performing a leak/water usage audit on rental properties.

(receiving mail at the unit, extra water usage, extra vehicles, personal toiletries and clothing, using the property facilities on a regular basis, etc.)Sometimes a monetary deterrent works, sometimes it doesn't... but I've collected a bit of cash from rule breakers to offset the headache.

Instead of raising rents I am going to convert tenants to paying me back for their water usage.

During the summer months the tenants will run the water outside for the kids with sprinklers and also wash their cars and their buddies cars running up the bill high.So you need to look at water usage and billing all year round.You need to research also if the water company is allowed to lien the property for unpaid water bills and under what circumstances.

If you find utility usage drop but no drop in rents claimed you could have a story teller....

I would think it rare (and unfair)that a MP would be satisfied with a 8% return when coming up with all the cash.I think an 8% return is inappropriate when an MP is bringing all the capital and consequently taking on all the capital risk.

Yeah, what I like is the scrappers took all the copper - mostly water pipes so the environmentals are in need of heavy repair to bring it back to it's previous commercial usage....however with changing it to a storage facility I see a far less initial cost to bring it together.Security can be done pretty easily since it was previously set up to secure the contents being shipped in and out of the facility (loading docs and other features lead me to believe this was initially set up for assembly).

Call the town and they can typically send you the report of water usage (quarterly)Vacancy- 5% isn't a bad estimate, and just about right if you plan on house hackingRepairs This could be between 5-10% of the gross rents (depending on condition)Cap ex: dependent on condition: again 5-10% is a solid estimateProperty Management: I would still put in 8-12% for management even if you self manage.snow/lawncare- could also be put in here or you can include it in repairsmonthly common electric- can be between 30-50$ a month.Monthly Cash Flow= income- expensesJust keep analyzing deals... it will come over time! 

Despite the allure of transferring utility rate risk to tenants, I still think the primary focus should be overall building fuel usage.

It's like in the US. Agents