All Forum Posts by: Steven Dragmen

Hello, I live here in Cleveland and have a GC background and am well versed (waiting on License) on current lead paint issues here in Cuyahoga county.  I complete between 10 - 15 renovations per year here in town in C areas and up using the Holton Wise neighborhood guide.   These deals I use my cash to purchase and complete the renovations then often sell to out of town investors as rental investments.  With this method I shield the investors from the contractor nightmares, provide them with turn key properties and always welcome their third party inspectors.  As an example currently finishing a 4 br in Cleveland zip of 44144 where your property tax bill will be a good deal less than Garfield with the same rent numbers.  Starting on one in Bedford OH which is a 5 br pulling permits now and am closing on a 3 br in Euclid East of E 260 January 2.  I also own 8 singles here in town that I hold as rentals so I am familiar with both sides of the business.  Would be glad to share any info with you that would help you here in town, feel free to reach out.

In my dealings with Section 8 the amount they end up allowing for a unit is never very clear.  My understanding is it starts with their determination of fair market rent for the county.  Then when there is a prospective tenant they make a determination after the property inspection taking into account overall condition and the tenants adjusted gross income.  The adjusted gross income also determines the amount Section 8 will pay vs the tenant portion.  I have had situations where section 8 pays the entire monthly rent but for most this will not happen.  It is also important to be patient with the churning of the government gears.  When a tenants income changes for the bad, you can be with out the tenants portion for a month or two but they will always catch up.  Section 8 works well for me.  BTW I get more rent with Section 8 in the city on the west side for a 2 br single than I have ever been allowed for a 2 br single in Euclid, same sq ft with far less in property taxes for the Cleveland property.

From my view Bob that was good advice.

Finishing a rehab in Wickliffe but have time in the afternoon.  I will PM contact info.

For kitchen cabinets and bath vanities look at MFS Supply in Solon.  High quality at a price point close to Home Depot.  Where is the property you purchased?

Cleveland is a great place to invest.  Lead paint was widely used before 1978 in cities all across the US.  The city of Cleveland is currently working on some sort of lead paint legislation possibly geared after the  Rochester NY  lead paint rental ordinance.  Bare soil at a house with deteriorating paint is an issue.  You could side the house with a common house wrap tucked under at the bottom and side the house, this takes care of the exposed lead paint.  The soil which we can assume is contaminated and be covered with mulch, straw (would pass a clearance test) or planting new sod.  These are approved interim controls that should take place before any issues with a child happen.  The EPA of course allows for abatement of the issues and is more costly than interim control methods.

These would be a permanent cover or removal and proper disposal of the contaminated soil.  My point is any responsible landlord should take the needed interim controls available to them before a possible issue with a child arises.  Many times these are maintenance issues that possible should be completed with out the threat of lead paint.  Landlords should not be scared of the lead paint ordnance rather educate themselves on what should be done to prevent an issue.

A prospective landlord may look for homes that are already sided (no exposed chipping paint), have replacement windows or jamb liners in place, and in general lack or can be made to lack chipping paint.  These few items will greatly reduce lead exposure in the homes they propose to rent. 

Affordable Windows and Doors on Coit Rd in Cleveland.

Bob a few points on the Lead legislation in Cleveland.  First if a child in a home that is owner occupied is found to have elevated lead levels in their blood the owner is required to remedy the situation.  This becomes a health department issue and happened here in Cleveland last June.  In your initial post you mentioned all homes found to have lead would be required to be made "lead Free".  The EPA  allows for interim controls of lead base paint vs. abatement.  Interim controls are much more cost friendly to the investor and or property owner.  A lead paint inspection will tell is there is lead paint present at a property, this is measured with an X-ray hand held device.  So if there is lead paint on a wall 10 layers deep it will detect it even though this paint is not causing an issue, not valuable when children are being poisoned.  A lead paint risk assessment will identify where the lead paint is that is causing the problem with the child and the risk assessor will provide the owner with possible cures to the problem including interim controls and abatement.  It will be the owners choice on control method.  Lead in the drinking water is tested with a separate test and can be isolated from paint issues all within one risk assessment.  The lead paint legislation should not handicap any landlord who takes care of their property.  If and when the legislation passes it may be prudent for landlords to hire a risk assessor to help pre screen their properties before hiring a full blown risk assessment.  This will give insights to issues that may fail a risk assessment and give the landlord time to correct the issues.

I Would love to have a beer with you guys.  PM for contact info.

Steven Dragmen

I live in Mayfield Village, East suburb of Cleveland, I like both South Euclid and Euclid.  Rents are close to the same.  I buy and resell as turn key to out of state and out of country investors.  PM if interested in additional info.

Steven Dragmen