Today's project was to install the kit that I bought yesterday to convert an old claw foot tub into a shower. At about 11am, I went to the apartment to start the installation. To my surprise, when I opened the box, there were no instructions inside. The kit contained a LOT of parts and it wasn't at all obvious how to assemble the parts. I assumed that the instructions were missing and that other parts might also be missing. It's pretty typical for things to go wrong like this, so I put everything back in the box and headed back to the plumbing shop.
The plumbing shop is a family owned business that has had the same people working there for many years. Two of the regular employees are men and one is a woman. Today, I was waited on by the female employee. I explained the situation to her and to my surprise she informed me that the shower conversion kit did not have any instructions. I told her that I was very surprised that the kit didn't have any instructions and she said "men don't read instructions anyway". I guess she put me in my place!!! Actually, there is probably some truth to that statement. Unfortunately, I still had the same problem, a box full of a couple dozen parts and no instructions. Fortunately, the female employee knew how to install it and she explained the process to me.
After the short delay for my plumbing lesson, I was indeed able to install the shower kit without any further problems. The tenant was very grateful and my day was done!
Tuesday, June 26, 2007
Monday, June 25, 2007
Back in the Groove
I'm now officially back in my normal groove! Almost everything is rented and the rehabbing is mostly done. Today, I took it easy until about 10:30, then headed into town to do a little work on the rentals. My main project today was to finish converting a two-bedroom apartment to all-electric. I ran the conduit and wiring last week and today I wired the plug for the stove, the electric baseboard heat, and the wiring to the new circuit breakers. All done and checked out! Mission Accomplished. Since it was still early, I also did a small floor repair in another unit and took screens to another tenant. Finally, I went to the plumbing supply store to buy a kit to convert an old claw foot tub into a shower. One of my tenants is having medical problems and is having trouble getting up after sitting in the tub. Having a shower should really help her and I'm happy to do that for a long term tenant.
This will be another 4 day week. We're planning on camping this weekend with another couple from church. I think that we're going to camp for about 10 days. We'll be camping about 1/2 hour from home and I'll have to ride my motorcycle back to collect the rent on the 1st thru 4th.
This will be another 4 day week. We're planning on camping this weekend with another couple from church. I think that we're going to camp for about 10 days. We'll be camping about 1/2 hour from home and I'll have to ride my motorcycle back to collect the rent on the 1st thru 4th.
Friday, June 22, 2007
Another Day Off
I had fully planned to work today, but it just didn't happen. A family member called and wanted me to help with the walk-thru of her new house. The house is being built by one of the larger homebuilders in the area and today was the opportunity to walk through the house with the contractor and find any last minute items to be fixed before closing. Since I frequently inspect properties before buying rentals, I was the logical person to help.
After that, I wanted to deal with the safety gates for my scaffolding. A couple of months ago, I bought some contractor type scaffolding to paint a large duplex. I had to stack the scaffolding to paint the duplex. Scaffolding gets pretty wobbly at that height (even with braces) and I clearly needed safety gates. I ordered the safety gates the same day that I bought the scaffolding and they finally came in this week. Even after waiting two months, the gates I received would not fit on top of my scaffolding. UGH! So, I took the safety gates back to the store today to try to get them to order the correct safety gates. The clerk at the store called the manufacturer who explained that the gates didn't fit on top of the scaffold ends but in rectangular pockets that are built into the frame rails. Boy, did I feel stupid!
By the time I got all this done, it was about 3pm and I was ready to quit for the weekend. I'll try again next week.
After that, I wanted to deal with the safety gates for my scaffolding. A couple of months ago, I bought some contractor type scaffolding to paint a large duplex. I had to stack the scaffolding to paint the duplex. Scaffolding gets pretty wobbly at that height (even with braces) and I clearly needed safety gates. I ordered the safety gates the same day that I bought the scaffolding and they finally came in this week. Even after waiting two months, the gates I received would not fit on top of my scaffolding. UGH! So, I took the safety gates back to the store today to try to get them to order the correct safety gates. The clerk at the store called the manufacturer who explained that the gates didn't fit on top of the scaffold ends but in rectangular pockets that are built into the frame rails. Boy, did I feel stupid!
By the time I got all this done, it was about 3pm and I was ready to quit for the weekend. I'll try again next week.
Long Day
Yesterday was a very long day.
It all started when a very alert optometrist found a speck of plaque in my father's eye during an eye exam. The doctor realized that this speck had probably broken off from an obstruction in one of my father's carotid arteries. After some initial testing, they decided a couple of days ago that my father needed an angiogram to determine how much blockage he had and what to do about it. The procedure was scheduled for yesterday morning at 7am at a hospital that was about an hour away.
Thanks to my rental property business, I can take a day off anytime I like. Once again, my rental property business allowed me to attend to family matters instead of going to work. That's what I like the most about my business. I can set my own schedule and don't have to ask permission to take a day (or a week) off. If I don't want to work today, I don't have to!!!
Anyway, we left at 0530 am (OUCH) and didn't get home until last evening. It was a very long day, but my father did fine. He will be having surgery in a couple of weeks, but that is good news. His problem is one that could cause big problems, but with the surgery he should be fine. It was a blessing that the alert optometrist discovered this issue before a major medical problem occurred.
On a normal day, I wouldn't receive a single call from a tenant. Yesterday was not such a day. I received a call from one tenant who had a sewage backup and another tenant that had her central air go out. I normally handle all the maintenance myself, but that simply wasn't possible yesterday. So, I called a plumber to fix the sewage backup and another contractor to take care of the broken air-conditioner. With only two quick phone calls, I was able to manage both problems even though I was out of town. Did I mention that I like this business?
It all started when a very alert optometrist found a speck of plaque in my father's eye during an eye exam. The doctor realized that this speck had probably broken off from an obstruction in one of my father's carotid arteries. After some initial testing, they decided a couple of days ago that my father needed an angiogram to determine how much blockage he had and what to do about it. The procedure was scheduled for yesterday morning at 7am at a hospital that was about an hour away.
Thanks to my rental property business, I can take a day off anytime I like. Once again, my rental property business allowed me to attend to family matters instead of going to work. That's what I like the most about my business. I can set my own schedule and don't have to ask permission to take a day (or a week) off. If I don't want to work today, I don't have to!!!
Anyway, we left at 0530 am (OUCH) and didn't get home until last evening. It was a very long day, but my father did fine. He will be having surgery in a couple of weeks, but that is good news. His problem is one that could cause big problems, but with the surgery he should be fine. It was a blessing that the alert optometrist discovered this issue before a major medical problem occurred.
On a normal day, I wouldn't receive a single call from a tenant. Yesterday was not such a day. I received a call from one tenant who had a sewage backup and another tenant that had her central air go out. I normally handle all the maintenance myself, but that simply wasn't possible yesterday. So, I called a plumber to fix the sewage backup and another contractor to take care of the broken air-conditioner. With only two quick phone calls, I was able to manage both problems even though I was out of town. Did I mention that I like this business?
Wednesday, June 20, 2007
Money for the Eviction
I worked about 4 hours today, which began by taking eviction paperwork and a check for the court filing fee to my lawyer. She will file the eviction with the court tomorrow for our freak tenant (see the previous few posts for the details on this eviction).
After taking care of that, I repaired a soft bathroom floor and installed some new carpet in the apartment of one of my long time tenants. This tenant has been in this apartment building for many years, even before I bought the building. I like tenants that stay a long time and try to take care of them. Therefore, I try to keep their apartments updated. This particular tenant is getting some new carpet; some new paint; and new windows (new surplus windows).
My next stop was one of my 3-bedroom houses where I did some more painting. It was a real mess when I started and is now starting to look pretty good! I'm hoping to get this house rented for July 1st. I finished there about 3pm and started heading for home. Before I drove a mile, I received a call from one of my tenants who had a leaking shower stall. I made a quick stop at this apartment and caulked the shower. I'm hoping that fixed the problem!
After taking care of that, I repaired a soft bathroom floor and installed some new carpet in the apartment of one of my long time tenants. This tenant has been in this apartment building for many years, even before I bought the building. I like tenants that stay a long time and try to take care of them. Therefore, I try to keep their apartments updated. This particular tenant is getting some new carpet; some new paint; and new windows (new surplus windows).
My next stop was one of my 3-bedroom houses where I did some more painting. It was a real mess when I started and is now starting to look pretty good! I'm hoping to get this house rented for July 1st. I finished there about 3pm and started heading for home. Before I drove a mile, I received a call from one of my tenants who had a leaking shower stall. I made a quick stop at this apartment and caulked the shower. I'm hoping that fixed the problem!
Tuesday, June 19, 2007
Certified Mail
I absolutely hate to receive certified mail. In the rental business, it usually means that someone wants to sue you. Fortunately, today I was sending certified mail instead of receiving it. Today's certified mail was the letter I typed up yesterday threatening one of my tenants with criminal prosecution for the bad check she wrote for her June rent. I doubt if she'll accept the certified mail, but whether she accepts it or not, it will serve the legal purpose of giving her a 10 day notice before we press criminal charges. That 10 day notice is required in Ohio.
After sending out this certified mail, I did some painting at one of my new 3 bedroom houses. This one is taking a lot of time because all of the window framing and trim had been painted a tan color. In low income rentals, we paint everything off-white (Berkshire White from Walmart to be exact). So, I'm having to spend a lot of time repainting all the trim and window frames, which are somewhat elaborate with a lot of antique craftsmanship. The good news is that once we get the house painted like a white tornado, it will be easy to touch-up between tenants.
After sending out this certified mail, I did some painting at one of my new 3 bedroom houses. This one is taking a lot of time because all of the window framing and trim had been painted a tan color. In low income rentals, we paint everything off-white (Berkshire White from Walmart to be exact). So, I'm having to spend a lot of time repainting all the trim and window frames, which are somewhat elaborate with a lot of antique craftsmanship. The good news is that once we get the house painted like a white tornado, it will be easy to touch-up between tenants.
Monday, June 18, 2007
Eviction and Prosecution of the FREAK!
Today I received mail from the bank. It was a returned check for the FREAK tenant that I discussed in an earlier post (see Freak Show, Part Deux). This wack-job tenant wrote me a bad check for her June rent!
This is not the first bad tenant that I've dealt with and so I immediately took action. As soon as I got the letter from the bank, I immediately printed off a 3-day eviction notice. When I went into town to work on my rentals, I posted the eviction notice on her door. That gets the eviction process started! On Thursday morning, I'll have my attorney file the eviction with the court.
After working on a couple of projects with my rentals, I returned home and wrote a letter to the tenant giving her 10 days to take care of the bad check. That is required by law in Ohio before you can file a criminal complaint for writing bad checks. If she hasn't made the check good within the 10 days, I WILL press charges against her. The only other time that someone else gave me a bad check, this was enough to get the tenant to make the check good. In reality, I don't care either way. I despise criminals and I'd be just as happy to see her go to jail as make the check good. Since she is trying to stiff me with this bad check, she's probably gotten away with it many times before! She won't get away with it this time!
There is a good lesson in all of this. I made a big mistake by accepting this tenant. She passed our screening, but there was a warning sign that she was a freak. When we were signing the lease, she asked if we exterminated the property every month. That is certainly not a normal question. I almost didn't sign the lease with her because of that question. It was totally abnormal and shows some sort of obsession about pests, even though the apartment was spotless when she moved in. That was my clue; I did recognize that it was a problem; and I didn't act on it. I won't be that stupid again!!!
This is not the first bad tenant that I've dealt with and so I immediately took action. As soon as I got the letter from the bank, I immediately printed off a 3-day eviction notice. When I went into town to work on my rentals, I posted the eviction notice on her door. That gets the eviction process started! On Thursday morning, I'll have my attorney file the eviction with the court.
After working on a couple of projects with my rentals, I returned home and wrote a letter to the tenant giving her 10 days to take care of the bad check. That is required by law in Ohio before you can file a criminal complaint for writing bad checks. If she hasn't made the check good within the 10 days, I WILL press charges against her. The only other time that someone else gave me a bad check, this was enough to get the tenant to make the check good. In reality, I don't care either way. I despise criminals and I'd be just as happy to see her go to jail as make the check good. Since she is trying to stiff me with this bad check, she's probably gotten away with it many times before! She won't get away with it this time!
There is a good lesson in all of this. I made a big mistake by accepting this tenant. She passed our screening, but there was a warning sign that she was a freak. When we were signing the lease, she asked if we exterminated the property every month. That is certainly not a normal question. I almost didn't sign the lease with her because of that question. It was totally abnormal and shows some sort of obsession about pests, even though the apartment was spotless when she moved in. That was my clue; I did recognize that it was a problem; and I didn't act on it. I won't be that stupid again!!!
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