City Inspector Just Created A Million Things to Do

General Landlording & Rental Properties
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City Inspector Just Created A Million Things to Do

Steve DellaPelle
Rental Property Investor · Salem, NH · Member since 2016 · 460 posts · 276 votes

I had my city inspection today to receive a rental permit and it did NOT go as planned. I spent the last month doing renovations and I got my unit looking GREAT (at least what I thought)...

City inspector comes in to check if everything conforms to "The Sanitary Code, Article II, Minimum Standard of Fitness for Health under Human Habitation," adopted by the Massachusetts Department of Public Health".

There are such small things like:

- Piece of tile in front of tub is slightly loose

- Furnace has rust

- Base of tub needs new caulk

- Window screen has a slight tear in it

- etc. etc. etc.

Can they really force me to fix every single little thing? Are these even relevant to the codes? I feel like my world was turned upside down as I have interested renters and now the timetable is of course being pushed back.

Anyone have similar issues dealing with their city?

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Matthew Rowell
Lee, NH · Member since 2017 · 2 posts · 9 votes
9y

They can do what they want, but in my opinion, use this as an opportunity to show the inspector how badass you are, so future deals will go smoothly.

Meaning, get your hustle on addressing those little things and be the squeaky wheel letting him know you're crushing it.

It's his/her game, you just need to learn how to play it to your advantage. Fighting will likely lead to longer timelines and more headaches.

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  • Robert Hudson
    Crossville, TN · Member since 2017 · 121 posts · 168 votes
    9y

    only people in communist states

    5Reply
  • Matthew Rowell
    Lee, NH · Member since 2017 · 2 posts · 9 votes
    9y

    They can do what they want, but in my opinion, use this as an opportunity to show the inspector how badass you are, so future deals will go smoothly.

    Meaning, get your hustle on addressing those little things and be the squeaky wheel letting him know you're crushing it.

    It's his/her game, you just need to learn how to play it to your advantage. Fighting will likely lead to longer timelines and more headaches.

    9Reply
  • Steve DellaPelle
    OP
    Rental Property Investor · Salem, NH · Member since 2016 · 460 posts · 276 votes
    9y

    @Matthew Rowell Lol thanks I like that approach a lot...I don't think I have much of a choice but to just grab my tools and get to work. Thanks for the motivation, keep up the positive attitude!

    1Reply
  • Mike H.
    Rental Property Investor · Manteno, IL · Member since 2009 · 2k+ posts · 2k+ votes
    9y

    Ha. I love these crazy village inspectors and their stupid screens. On what planet does a house have to have a window screen to be considered habitable? Do these villages realize how many screens tenants will damage?

    As for the list, you're stuck. That doesn't mean you can't push back on some things. But some of that is easy fix stuff that isn't worth the fight. Loose tile. Fix it. Caulking on tub. That kind of picky stuff will actually save you money. 

    I complain about some of the nonsense they put on there but I actually like the inspections. They catch way more than I ever would.  And you'll learn a lot. But again, don't be afraid to push back on stuff. You'd be surprised how much stuff they put on those things isn't actually related to any code anywhere. And sometimes its plain wrong.

    I had one village tell me I had to put all new flooring in the utility room. The house was a trilevel and I told them it was unfinished basement space. Initially they pushed back. Then I told them thats unfinished basement space. Its a utility room. And I'm not doing it. Concrete flooring is how the thing was built and that was how I was keeping it. They caved.

    I had another village that the school required me to fill out some occupancy thing and get it notarized. I did and emailed it to the tenant and pitched it. Tenant said they told them  it had to be an original. I got another one and dropped it off with tenant.  It didn't have the kids names on it. I told them to add it. Tenant said they said now that it was notarized it couldn't be changed so I'd have to do another one. I called the school myself. I told them I'm not doing another one no matter what. That as a landlord I don't know what kids are living in that house anyway. I don't require it on the lease and even if I did, I don't check to see whether each kid on the application is actually in the house. So why should I have to commit myself to something I don't have any way of knowing anyway. It was beyond stupid.  They caved.

    That being said, you're better off starting with honey (i.e. you'll get more flies with honey than with vinegar) when you try getting some of the items bumped from the list. If you think you have a reasonable argument for not doing it, let them know and give them your reasons. 

    But what isn't an argument in any way is "I just spent 40k on a rehab and its way better than it was when i got it".  While that is really the truth, the fact is thats the one argument that every inspector out there will throw out the minute you say it.  Doesn't mean it wouldn't help to infer it. But they just don't like you throwing it in their face.

    What has always upset me about these lists though is when they only require the list f stuff be done from landlords and not from owner occupants - i.e. villages have rental inspections as opposed to occupancy inspections.

    Occupancy inspections are fair - everyone has to do them. Rental inspections are just the villages' way of soaking the landlords and getting local contractors more money. Half the stuff they enforce on rental inspections wouldn't fly if they required everyone else in the village to adhere to. :-)

    But I feel your pain on some of these village inspections. There are good villages and nightmare villages. You'll learn which is which in a big hurry and hopefully will be able to avoid the nightmare ones.

    In the meantime, consider it a village surtax. Because thats basically what it is. The difficult villages are adding 3k to 5k on per rehab. 

    4Reply
  • Deanna McCormick
    Minneapolis, MN · Member since 2013 · 2k+ posts · 1k+ votes
    9y

    Yup Comply ,,,comply and smile..

    As far as rust on furnace,, sand it off and spray paint it..if it's the exterior.. if he red flagged it.. you got issues and might need a HVAC guy to service to ok that's it's up to use.

    At least he didn't hit the electrical panel or outlets, gfi's ,, roof.. or sidewalks/ steps for cracks..

    You could ask if you can still get ok to rent, and he'd probably say OK... with time table for reinspection.. set.... did you ask?? if not I'd ask.. 

    1Reply
  • Rich N.Pro Member
    Investor · Haverhill, MA · Member since 2015 · 761 posts · 328 votes
    9y

    @Steve DellaPelle

    Yes, very normal in Massachusetts. For the short list that you mentioned, most of it is easy.  I would worry about the rust on the furnace.  Sand and spray it with HIGH heat paint.  Hopefully its not burning to red/orange versus blue.

    For the longer list you probably got, it can even get longer if you piss them off. Become friends!

    Yes, all screens have to be "perfect" and windows need to stay up !

    1Reply
  • Brian Ploszay
    Investor · Chicago, IL · Member since 2009 · 1k+ posts · 1k+ votes
    9y

    Some of those items sound minor.  Just complete them and move on.   You'll never win with the inspector.  It can be argued that high standards keep property values up, and chase away amateurs, absentee owners, etc..

    0Reply
  • Steve DellaPelle
    OP
    Rental Property Investor · Salem, NH · Member since 2016 · 460 posts · 276 votes
    9y
    Brian Ploszay Rich Ng Deanna McCormick Thanks for the responses everyone! This is my first renovation and rental that I've done myself and I was kind of in shock when I saw the list but nevertheless I'll just stick with it and keep going. Making friends with the city as opposed to an enemy will surely help down the road. Back to work lol
    0Reply
  • Steve DellaPelle
    OP
    Rental Property Investor · Salem, NH · Member since 2016 · 460 posts · 276 votes
    9y
    And Mike H. too!
    0Reply
  • Rob L.
    Haverhill, MA · Member since 2009 · 293 posts · 157 votes
    9y
    We go through the same issues with inspectors in Haverhill. My best advice is to get the sticky screen patches for small holes on screens it saves a ton of time and headache.
    0Reply
  • Steve DellaPelle
    OP
    Rental Property Investor · Salem, NH · Member since 2016 · 460 posts · 276 votes
    9y

    @Rob L. Funny you mention that because my four-unit is in Haverhill! I will PM you.

    0Reply
  • Mindy JensenPro Member
    BiggerPockets Money Podcast Host · Longmont, CO · Member since 2014 · 7k+ posts · 10k+ votes
    9y

    @Steve DellaPelle , You've received this advice above, but I want to share my story, too.

    I moved to my city and started rehabbing my house. I have a friend in the city who also rehabs. He was done first, and was very cocky to the inspector. The inspector just so happened to find 10,000 things wrong with the rehab. From issues that should have been done differently all the way down to nit picky stupid things.

    When I was ready for my first inspection, the same guy could not have been nicer - because I was also nice. He knew we were doing the work ourselves, could tell that we knew what we were doing and passed us on everything. He'd even sign off on things that needed a small change (I'd like that moved up 6 inches, but I'll sign the permit now.)

    Be nice, do everything the inspector put on his list, and thank him for catching things for you. 

    You won't ever win a battle with an inspector, so don't even take one on. Be nice, defer to his judgement, and do everything they ask. They hold all the cards.

    [email protected]Podcast Guest on Show #261
    BiggerPockets
    2Reply
  • Steve DellaPelle
    OP
    Rental Property Investor · Salem, NH · Member since 2016 · 460 posts · 276 votes
    9y

    Thanks for replying!! @Mindy Jensen

    I think my problem was that I had spent so much time and effort on this unit that I got emotionally attached and almost felt offended that he pointed out all of these things!

    I am only 24 so this is my first time going through the motions but I am excited to get back on track and put this rental in tip-top shape. Thanks again for the advice!

    1Reply
  • Mark Forest
    Real Estate Investor · Fenton, MI · Member since 2008 · 946 posts · 153 votes
    9y

    I have always passed inspections except for this year. The inspector said I had "overgrowth". The city has a rule that lawns can't be longer than eight inches, and I knew on that day the tenant had cut his grass. i called the inspector and told him I had pictures of the properly trimmed lawn so he stammered something about grass in the driveway cracks.

    I went around town and took pictures of other houses with true overgrowth and grass in the driveway cracks. I sent the pictures to his boss asking why the inspector was discriminating against me and not equally enforcing ordinances. His boss called me and said if I fail again he would personally do a reinspection.  I passed with no mention of the prior "overgrowth," issue.

    2Reply
  • Michael Plante
    Deland, FL · Member since 2017 · 2k+ posts · 1k+ votes
    9y

    Makes me even happier to do rentals/flips out in the country and finance the sales ourselves   No inspections like this 

    :)

    0Reply
  • Thomas Hickey
    Real Estate Investor · Peabody, MA · Member since 2013 · 304 posts · 91 votes
    9y
    @ steve dellapelle Was this for a section 8 inspection ?
    0Reply
  • Steve DellaPelle
    OP
    Rental Property Investor · Salem, NH · Member since 2016 · 460 posts · 276 votes
    9y

    @Thomas Hickey No this was just with the city to obtain a rental permit. Although, I would imagine Section 8 is similar if not more harsh.

    0Reply
  • Steve DellaPelle
    OP
    Rental Property Investor · Salem, NH · Member since 2016 · 460 posts · 276 votes
    8y
    I had my re-inspection today...and I passed!!!! Shout out to everyone here for the positive feedback, I have renters moving in tonight ;) Cheers!
    7Reply
  • Account Closed
    Investor · Columbus, OH · Member since 2016 · 139 posts · 136 votes
    8y
    When it comes to code enforcement, kiss their behind. Whether you like it or not, they’re going to be around. Don’t be a jerk, be nice, make them feel important. If you think they’re a thorn in your side now, throw a bunch of Legos on the floor and roll around in it. That’s your future if you give them a hard time.
    2Reply
  • Steve DellaPelle
    OP
    Rental Property Investor · Salem, NH · Member since 2016 · 460 posts · 276 votes
    8y

    @Account Closed I bought him some donuts beforehand lol

    0Reply
  • Rich N.Pro Member
    Investor · Haverhill, MA · Member since 2015 · 761 posts · 328 votes
    8y

    @Steve DellaPelle

    Congrats on passing.  You are 24 and a newbie.  Hope you never find out, but if you ever get a bad tenant....then you will think back and laugh how easy it was with the inspector versus dealing with the tenant.

    0Reply
  • Ravi P.
    Investor · Schaumburg, IL · Member since 2015 · 219 posts · 104 votes
    8y
    @Steve DellaPelle glad you passed. Luckily you didn't have a follow up visit with a different inspector that only add to your punch list. It happened to us on a commercial project. different inspectors focus on different issues. It can really grind your gears.
    0Reply
  • Steve DellaPelle
    OP
    Rental Property Investor · Salem, NH · Member since 2016 · 460 posts · 276 votes
    8y

    Thanks!

    @Rich N. I'm sure tenant issues are a whole different animal so (knock on wood) hopefully I don't need to deal with it.

    @Ravi P. Yeah it went a lot more smooth because the same inspector came in and checked everything off his list from last time which of course I was prepared for!

    0Reply
  • Rob Beardsley
    Rental Property Investor · New York, NY · Member since 2017 · 300 posts · 168 votes
    8y

    Congrats on passing! @Steve DellaPelle I am going through a similar scenario now.. How long did it take you to go from first inspection to finally placing a new tenant in the unit?

    0Reply
  • Steve DellaPelle
    OP
    Rental Property Investor · Salem, NH · Member since 2016 · 460 posts · 276 votes
    8y

    @Rob Beardsley It took me about a month to do my first round of renovations to get me to a point where I could start showing it to potential renters...then the first inspection was done and it took another 2 weeks to finish up those items and get my re-inspection done. In-between that I was able to find suitable tenants and once the re-inspection passed they moved in.

    0Reply
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