DILEMMA - DE Vacant Property Next Door w/ Water Leak

General Landlording & Rental Properties
7yFollow

DILEMMA - DE Vacant Property Next Door w/ Water Leak

Cassandra Sifford
Rental Property Investor · New Castle, DE · Member since 2016 · 376 posts · 158 votes

HAPPY FRIDAY BP Fam!!!  I'm wrapping up with renovating my 1st investment property in New Castle, DE.  My contractor was going to install the vinyl plank flooring, but called today to let me know that there was water sitting on the concrete sub-floor.  It looks like the water is coming from the shared wall with the vacant property next door.  I was interested in purchasing the property so I started some research on locating the owner (found his name on the NCC parcel site).  I've looked in the condensation covered windows and noticed mold covers about two feet up on the walls and the ceiling above the stairs has fallen down.  Hanging on the front door knob is also a water shut off notice stating there is a bill of about $1500.  I spoke with the neighbor on the other side and she advised that no one has lived there for over 5 years.  I was going to send him a yellow letter to inquire about purchasing the property, but this is a more pressing matter.  

Does anyone have any thoughts on how I should handle the situation?  I'm a bit of a risk taker and was going to go to another property that is listed under his name and ask the tenant for his phone number.  I was also going to call the county with the concern, but I never expect someone to do their job in a timely manner smh  Any help is GREATLY appreciated!

Enjoy your day ... Cassandra

0Reply
29 views

Most Popular Reply

Troy Sheets
Developer · Philadelphia, PA · Member since 2013 · 1k+ posts · 902 votes
7y

Is this a roof leak or domestic water leak? If it's a roof leak, that's a tough one and there's not likely a quick solution other than getting the city involved or buying the house. 

If it's a domestic water line leak, in Philadelphia we have shutoffs at the curb in the sidewalk. You need what's called a curb key to do it, it's a 4-6 foot long metal rod with a notched end that turns the valve in the sidewalk on or off. If you have a similar setup where you can access the shutoff from outside, that would be step one. 

Of course you can call the city/water dept and see if they'll help. Sometimes city departments are surprisingly helpful. Not often, but once in while you get a real gem on the phone and they're able to assist. I wonder if the fire dept would come out and open up the house to shut off the water inside? Worst case, maybe a back door is unlocked and someone was able to shut it off from inside (yes it's illegal but it wouldn't stop me, try this at your own risk!)? Let us know what you work out, I'm curious! 

1Reply
See this reply in the discussion

9 Replies

Jump to latestLatest
  • Troy Sheets
    Developer · Philadelphia, PA · Member since 2013 · 1k+ posts · 902 votes
    7y

    Is this a roof leak or domestic water leak? If it's a roof leak, that's a tough one and there's not likely a quick solution other than getting the city involved or buying the house. 

    If it's a domestic water line leak, in Philadelphia we have shutoffs at the curb in the sidewalk. You need what's called a curb key to do it, it's a 4-6 foot long metal rod with a notched end that turns the valve in the sidewalk on or off. If you have a similar setup where you can access the shutoff from outside, that would be step one. 

    Of course you can call the city/water dept and see if they'll help. Sometimes city departments are surprisingly helpful. Not often, but once in while you get a real gem on the phone and they're able to assist. I wonder if the fire dept would come out and open up the house to shut off the water inside? Worst case, maybe a back door is unlocked and someone was able to shut it off from inside (yes it's illegal but it wouldn't stop me, try this at your own risk!)? Let us know what you work out, I'm curious! 

    1Reply
  • Cassandra Sifford
    OP
    Rental Property Investor · New Castle, DE · Member since 2016 · 376 posts · 158 votes
    7y

    @Troy Sheets ... Thank you for your response!  Idk if it's either.  When I had my inspection, they advised that there was a lot of debris on the roof.  No one has lived there in a number of years so I can see the potential for leaks and overall damage / lack of maintenance. I've tried to open both the back and the front doors and windows, but they're both locked LOL We don't have curb shut offs either.  I did see a notice that the water was shut off at the property due to an existing past due notice.  So that may mean a roof leak if no water has been on.  I called the county today and spoke with someone that was helpful.  I advised her of my problem.  She then stated that a code enforcement officer will call me next week to set up a time to come out.  Since the property is vacant, they have to determine their next move by viewing the issue from my property's side.  Since it's the holiday season, most of them are on holiday leave so it's a skeleton crew.  I took pictures and was given his email address to forward the pics in the meantime.  

    Again, I'm a risk-taking kind of girl and was going to go to the other property that lists him as the owner.  Idk if he lives there, but I have to be more proactive in getting a resolution.  No one will have a sense of urgency like someone trying to rent a property and get this cash flow going LOL

    0Reply
  • Troy Sheets
    Developer · Philadelphia, PA · Member since 2013 · 1k+ posts · 902 votes
    7y

    I'm betting with this rain we've had it's a roof leak on his side, unfortunately. Actually, if it were a domestic water issue it'd be running steadily and you would've seen it before this so I'm nearly certain it's a roof type issue. Is the water in your basement? Let us know how it goes with the city!

    0Reply
  • Cassandra Sifford
    OP
    Rental Property Investor · New Castle, DE · Member since 2016 · 376 posts · 158 votes
    7y

    @Troy Sheets ... I was thinking it was a roof leak as I noticed the shut off notice on the door about a month ago.  That almost makes me feel like that will give me some additional leverage to buy the property dirt cheap.  I'm sure it needs a lot of fixing and that may be the reason it's been sitting ... no funds to renovate.  All the taxes are paid up and it looks like it's been a family home since the 60's (all three owners have the same last name).  Newest owner has owned it since 87'.  It sucks for me now since it's a roof leak as now we're coming to winter with potential heavy snow and continued rain.  I'm optimistic so I see this working out just fine :)

    I'll keep you posted on the city.  I was also going to call the water company to see if they could give me a phone number to contact them.  Idk how far I'll get with them, but I'm willing to try! 

    1Reply
  • Cassandra Sifford
    OP
    Rental Property Investor · New Castle, DE · Member since 2016 · 376 posts · 158 votes
    7y

    @Troy Sheets ... I visited the vacant property owner at his home, but he didn't seem to care much AT ALL smh  I asked him if he was interested in selling and he gave me a flat out NO!  Told me to take my issue up with the county and that's just what I did!  I forwarded an email today with pictures and hope that they contact me this week to get things going!  I'll continue to keep you posted ...

    0Reply
  • Troy Sheets
    Developer · Philadelphia, PA · Member since 2013 · 1k+ posts · 902 votes
    7y
    Originally posted by @Cassandra Sifford:

    @Troy Sheets ... I visited the vacant property owner at his home, but he didn't seem to care much AT ALL smh  I asked him if he was interested in selling and he gave me a flat out NO!  Told me to take my issue up with the county and that's just what I did!  I forwarded an email today with pictures and hope that they contact me this week to get things going!  I'll continue to keep you posted ...

     People are strange! He'd rather it rot away than sell it. 

    0Reply
  • Cassandra Sifford
    OP
    Rental Property Investor · New Castle, DE · Member since 2016 · 376 posts · 158 votes
    7y

    I thought the same thing smh  In my mind I said it's probably a family house, but if you're not going to take care of it, sell it to someone who will.  I'd love to have properties on the same street none the less side by side!  If you don't have the finances to maintain it, at least get the money from the sale and do something for yourself and loved ones.  I thought he was rude and thoughtless.  Acted like it's my property that was the problem.  He probably thought that no one would ever come to his home to address the issue of the home being vacant.  I don't have a problem with voicing issues that pertain to me and will be a WHOLE headache for the county if they want to drag their feet!  This is my 1st property and we were ending near of renovation.  I just want this as quick and painless as possible, but if he wants a fight, I'm always in go mode.

    0Reply
  • Cassandra Sifford
    OP
    Rental Property Investor · New Castle, DE · Member since 2016 · 376 posts · 158 votes
    7y

    @Troy Sheets ... UPDATE:  I feel like I've been trying to wrap this up since I post this almost two months ago .... UUUUUGGGGHHHHH lol

    Low and behold it was my property that HAD water coming up from the floor.  I had the code inspector come out to check things out and he confirmed that it was indeed my house with the issue :(  He told me to put Drylock down.  We did,  but then it pushed more water to my laundry / utility room.  So we then had to slather it on again (on the floors and up about 8" up the wall) and wait for a good rain.  I'm happy to say that we have been bone dry for over a week!!!  The weather is crappy today so I'm going to go over there after work just to check up on things so we can press forward on wrapping things up.  This has been so drawn out with waiting on Mother Nature, but I want to do this right.

    I had a gas leak at the line for my stove and at the pilot for my water heater.  These warranty companies are worthless as they advised that my Standard package (paid for by the seller) doesn't include replacement.  The out of pocket expenses would have been $820!!!  That doesn't include my $100 deductible I already paid to have the guy come out to tell me what I already knew ... it needs to be replaced smh  They're giving me a buy out, sending a check for $367 and my installer is charging me $200 to install it.  

    The owner next door has yet to do anything to his property.  The code inspector sited him with a violation as one of his trees in the backyard is INTO his house.  Like LITERALLY INTO his house.  He hasn't responded to their letters so the next process is court.  If he doesn't show up, they'll remove the tree and put a lien on his property.  I'm sure he could care less as he hasn't done anything to it so far.  

    I'm ready to get this tenant in here and stop paying these mortgage payments!!!

    0Reply
  • Troy Sheets
    Developer · Philadelphia, PA · Member since 2013 · 1k+ posts · 902 votes
    7y

    Just think of all the lessons you're learning! Congrats on pushing through all the BS. I know you'll be successful because with this level of perseverance, it's impossible to fail in the long term. 

    0Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free