A Land Lords Master Tool Box

Do it Yourself 20 Replies

Hello,

Yesterday I changed the guts of my toilet for the first time. Missing from my tool box was a pair of 4 inch channel locks which would of saved me a ton of time and frustration.

So here is my question to the forum, what tools do you keep in your tool box when going to a tenants house and for what purpose?

You forgot the most important - a checkbook! :)

Here are some of the tings that I do have in my tool box as of now.

Assorted Screw Drivers
Duct Tape
Plastic Sheeting
Painters Tape
Ravor and Blades
Hammer
Rubber Mallet
Electric Drill and Bits
Wood Glue
Super Glue
Assorted Allen wrenches
Regular Wrenches
Caulk and Gun
Rubber, Electric, and Leather Gloves
Plumbers Tape
Socket Wrench Set
Pad Lock and Key
Socket Tester
Oms meeter
Assorted washers, screws, nuts, bolts, and hooks
Channel Locks (added last night)

home repair book
telephone book
prayer book

Sorry,

I meant to type Razor.

A RAVoR?
The cheering squad, of course! :mrgreen:
ofgift

Don't forget your receipt book.

18 inch pipe wrench is good too. Almost all my calls to fix something are plumbing related.

-Michael

I like this one: Oms meeter

Channellock pliers are a must. Get a set of at least 3 if you can. They get more useful everyday.

Cordless anything is a plus.

I dont really keep a "landlord" toolbox. I keep a toolbox for different areas of a house i.e. electrical, plumbing, paint, drywall, window/door, etc.

Big yard-size garbage bags and smaller supermarket bags. It seems like I'm constantly picking up trash around the properties!

Mike

Paint brush and paint.
I've even started painting all of my apartments the same color so that I only have one color of paint when it comes time to do "touch up" painting. Nothing worse than losing the color of paint you painted a room a couple of years ago and having to repaint the entire room because of a couple scuffs.

Medium chandler properties logoMichael Rogers CPA, Chandler Properties | http://chandler-property.com | Podcast Guest on Show #138

Being a handy man or attempting to be,you should not be allowed to ask this question But since you did may be the best thing you could bring with you besides tool box is a real handy man. lol
Of course you will need plumbing tools.
Here is a list of things you should buy if you own homes!

A handy man book from home depot or the like!
anything that has to do with plumbing.
which may seem like a lot but really if you know what you are getting into you will either have it in your garage or you will be able to make the proper list to go to the supply store and get everything you need at one trip.

My 1st year doing home remodeling left me spending alot of time and money going to home depot because I would not know what the hell I was doing.
Not that I couldnt do the job just didnt have the experience yet.

If you have a home and you do not know how to do plumbing i suggest you learn and practice.
Buy some copper pipe and some fittings and get your torch out and learn how to solder!
You can just practice so that you know the process.

True story..
My mothers waterline to her air condition unit was leaking.
She didnt notice til quite some time and when she did she called some one out because she "thought it was bad" because there was a puddle of water . The plumber told her $300 to fix , he told her he had to do this and that and bunch of stuff that had he confused and worried and frantic to get it fixe ASAP. She called me and I got on the phone with the guy and told him FLAT OUT TO " FxCK OFF" sorry guys he was trying to rip off my mother.
I went to my moms house and all the problem was is that the coupling/union wasnt soldered correctly (by the installer)
It cost me $2.00 to fix!!!

YES $2. and 5 minutes of my time!!
I had fittings in my tool box,my torch and all my plumbing tools, wire brish ,sand paper, flux,silver solder, and a piece of wonder bread from my mothers bread box to stop the water from messing my soldering up.

I did this over 3 years ago and it hasnt leaked since.

Plumbing isnt really a big deal to learn and experiment.
I would never advise to do gas or electricity jobs because this is something you really cant practice at and could cause major damage and loss of lifes.

But water "usually" if not done correctly will have a tiny leak that will not be unnoticed if you follow these plumbing steps
1.shut off water
2. make sure your pipes are clean
3.make sure fitting are tight
4. solder correctly
5.check fitting to see if the solder reacted into the fitting
(fitting sometimes come pre-soldered)<-- i dont recommend these but can be used!
6.If you think everything looks good and is ready for water flow turn the water back on.
sometimes its better to have someone help you turn it back on so you will be right there by the work you just did to be able to yell " TURN IT OFF" if you suspect or see a leak.
If there is no leak you should be good.
Dont leave the house for a while after the job is done and if you do leave shut the water off again so if anything unexpected happens such as the fittings dont hold the water pressure and the pipes break free you wont come back to your house under water.
I had a professional plumber working on a property I was remodeling. I didnt know anything about plumbing at the time so i contracted the "so called PRO" to a bath room remodel job I was hired to do. It was just toilet and sink!
I had to leave the house to go to another job and the plumber called and said he was done. I asked him to double check his work and lock up. He had the nerve to giggle and say its all good to go.
Tell me why the toilet leaked into the basement for hours because this dumb dude didnt set the wax ring correctly.
I worked for free after fixing the mess this PRO caused.
I was told to sue but I just took the loss and called it a bad day.

As far as other materials and tools
dry wall putty
(touch up paint)
caulk
Roofing MASTIC <--- this is a must for roof maintaining
Also bring garbage bags
and a long hose if you dont have one.

Sorry for the long post just wanted you up and coming handy men to get your stuff right!!

Altogether

I do my own rehabs - here is the basic tool bucket
5 gal bucket w tool holding insert
2 construction screwdrivers - they are flat metal back, you can hammer away on, GREAT for taking out painted screws
pry bar
hammer
3 pairs vice grips (small needle nose, med reg, and lrg reg)
channel locks
3 monkey wrenchs (s,m,l)
2 chisels .75 & 1.5 inch
nail punch set
electrical pen (beeps when live hot)
wire strippers (klien)
wire crimpers (klien)
side cutters (klien)
scissors - titanium
utility knife / box cutter
tape measure
extra razor blades
pipe dope / packing
glass cutter
stud finder
spackel knife
respirator

- all the power tools i bring as needed
- all supplies brought as needed (mud, paint, etc)

Medium square logo final flatMark Updegraff, Updegraff Development LLC | [email protected] | (585) 314‑9790 | http://www.RochesterInvestment.com | NY Agent # 10491205428

Originally posted by Ryan Mertz:
...
I had fittings in my tool box,my torch and all my plumbing tools, wire brish ,sand paper, flux,silver solder, and a piece of wonder bread from my mothers bread box to stop the water from messing my soldering up.

...


Now is that a tool box or a bread box :D ? Did you really have the bread in there with your tools?

Bread is an essential tool if you're sweating copper pipe. You jamb it into the pipes to hold back the inevitable drip long enough to make the joint. Then, when the water starts flowing, the bread will dissolve.

Jon Holdman, Flying Phoenix LLC

My landlord tool box fills a 14 foot cargo trailer. See what you have to look forward to if you keep going?

Then, it still always involves 2-3 trips to the plumbing supply store or Lowes.

Table saw, chop saw, jig saw, roto-zip, rotary saw, 3 sizes of hack saw, sawzall, router, under door saw, bow saw, chain saw.....

Battery drill, battery skill saw, battery flashlight.

Many sets of drill bits and screwdriver bits, flat, phillips, star, hex, several pry bars, pliers, pipe wrenches, screwdrivers, wood chisels.......

Tape, carpenter's pencils, utility knives, several sizes of tape measure, T-squares, and levels.....

Buckets of plumbing tools, spare lengths of PEX, PEX fittings, PEX tool, PEX cutter, teflon tape, plumbers dope, under sink wrench......

Electric plugs, GFI plugs, wall switches, wire nuts, wire strippers, and a new light bulb for every fixture in the house ebcause every one will be burned out......

Compressor, brad gun, nail gun, finish nailer, roofing nailer, hardwood flooring nailer, assortment of nails, brads, screws, staples and the power stapler to go with them (both electric and pnuematic).

Drop lights, halogen work lights, salamander heater, furnature dolly, saw horses, portable propane tourch

Sanders, 3 sizes, sand paper, power planer.....

And there's more.

A couple of must haves:

A good strong shop vac.
A box of disposible mechanics gloves.

Yesterday, my son removed and reset a toilet while replacing flooring and I strubbed out filthy heater vents and ducts. Both jobs were made more tolerable with disposible rubber gloves and the mechanics gloves are the right weight, the right fit, and the right cost.

The shop vac got used to vacuum hair out of the vents, a piece of broken glass out of the garbage disposal, and little shavings of new vinyl floor where the edges were trimmed to fit uneven walls.

Jon to think that I have been disconnecting the main at the meter coming into the house for years and a simple piece of bread would have done the trick.. Great idea. I also carry a bucket full of tools, not a box.

I have several tool boxes depending on what the job is. Having the right tools make the job go quicker and often produces a better job.

As a landlord for many years, I have learned to fix many common and not so common jobs around the house. Plumbing and electrical work are probably the most common areas besides drywall repairs and painting.

I have several channel locks, several sizes of pipe wrenches, a propane torch, several pipe cutters and many different 1/2" and 3/4" copper fittings. I often pick up a new tool with each job.