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All Forum Posts by: Bruce Woodruff

Bruce Woodruff has started 107 posts and replied 11857 times.

Post: Suggestions for Inexpensive Upgrades

Bruce Woodruff
#2 All Forums Contributor
Posted
  • Contractor/Investor/Consultant
  • West Valley Phoenix
  • Posts 12,038
  • Votes 14,185
Quote from @Scott Mac:

If this were my rental, I might think about adding deeper sinks plus a lot of self stick back splash tile, More than normal all the way to the floor and possibly a black faucet kit, (Knowing that the service life on the Black faucet is probably less than 10 years).

A nice big double length ceiling light and cloud type fixtures might be also a nice addition to really brighten up the kitchen when someone is out there making a sandwich before work.

https://www.sunco.com/cdn/shop/files/LED_Flush_Mount_Puff_Light_Fixture_-_47W_67W_-_4200_5150_Lumens_-_3000K_4000K_-_Cloud_Linear_LED_Kitchen_Ceiling_Lighting_Fixtures_for_Laundry_Craft_Room_Kitchen.jpg?v=1725485957

Personally I think those round little lights do not throw off enough light to make a kitchen a proper kitchen for a renter. And something that I like to offer is a well lit kitchen.

Just my 2 Cents.

"Personally I think those round little lights do not throw off enough light to make a kitchen a proper kitchen for a renter."
They really do nowadays, Scott. I've used them multiple times recently and they are even so bright, I recommend installing a dimmer switch to be able to mellow them out. Then you can even take them down to a very nice 'mood lighting'
Of course you have to use the 5000k models (or maybe 4000k)

Post: Impact of International Travelers Cancelling US Travel

Bruce Woodruff
#2 All Forums Contributor
Posted
  • Contractor/Investor/Consultant
  • West Valley Phoenix
  • Posts 12,038
  • Votes 14,185
Quote from @Carolyn Fuller:
Quote from @Jay Hinrichs:

have you personally seen this happen to you ???  lots of hysteria out there and news likes to get clicks. 


No cancellations yet but my MTRs, which also rely heavily on international visitors, aren't leased and inquires substantially down from prior years. 

This whole thing with the tariffs and all the 'uproar' is way overblown, and it would be wise to remember that these things are temporary. Once this dies down and our country is up and rolling again (and likely better than ever), imagine the huge uptick in visitors you will have.

So even if you do have a slight downturn, I would say just be patient and within a year (or less I believe), you will be having your best times ever.....

Post: Garage to ADU conversion?

Bruce Woodruff
#2 All Forums Contributor
Posted
  • Contractor/Investor/Consultant
  • West Valley Phoenix
  • Posts 12,038
  • Votes 14,185

Before you evven think more about converting the garage...... go and talk to the City Planning Dept about it. Be totally honest about your intent. There may be some regulations that will make it too difficult to even consider.

Although I believe California is making it much easier to do now. They have an ill-conceived notion that it will solve the perceived 'housing crisis', Lol....

Post: how you protect your house in short term rental?

Bruce Woodruff
#2 All Forums Contributor
Posted
  • Contractor/Investor/Consultant
  • West Valley Phoenix
  • Posts 12,038
  • Votes 14,185
Quote from @Itay Heled:
Quote from @Bruce Woodruff:

A) do not rent to people that only have one review. B) do not rent to anybody on a last-minute basis make it be at least 3 days in advance, C) never rent for only one night, that will be a partier for sure. D) sets your age limit higher, I use 30 years old.

just call your regular insurance company and ask them if they insure short-term rentals. I use State Farm and they were super reasonable, but make sure you tell them exactly what you're using it for.

Bruce ,
i was  also insured with State farm when I had the house rented long term  . I notify them I am doing short term and they just said it's fine.
what should I ask to make sure it's fully covered and I won't have issues when something happens? Is there a different policy for short term rental or different items that is added?

Just make sure that you specifically say that you are "using the house as a Vacation Rental, like VRBO or AirBnB". Don't say that you just have a 'rental property'.

Post: Driveway Repair Required?

Bruce Woodruff
#2 All Forums Contributor
Posted
  • Contractor/Investor/Consultant
  • West Valley Phoenix
  • Posts 12,038
  • Votes 14,185

As @Greg M. said, NEVER ignore safety issues, particularly after your (good) tenant has pointed it out to you. If she trips and breaks a hip, the cost that you're trying to avoid will seem very small all of a sudden.

You could do as @Henry T. says and remove loose pieces and pour a couple sacks of concrete there...but I'd make sure it done right and is very flat.

And I doubt that your insurance would cover an issue now that it's been pointed out....

Post: Recently purchased home is unbearably noisy, How do I protect my Investment?

Bruce Woodruff
#2 All Forums Contributor
Posted
  • Contractor/Investor/Consultant
  • West Valley Phoenix
  • Posts 12,038
  • Votes 14,185
Quote from @Martin Zitzelberger:
Quote from @JD Martin:

Oh man, sound abatement is something I've studied and experimented with for a long time. I'm also a long-time musician so containing my own noise, and that of others when recording, has always been something to work on.

First question is does the noise just bother you when you are outside, or both inside and outside? Inside the house you can make improvements that will have you not noticing that noise at all. Better windows, heavy curtains on windows, white noise (bubbling indoor fountains) all work well. Adding insulation to walls if the existing insulation is non-existent or poor - blown in cellulose will create a lot of sound deadening. Even changing your siding can make a huge difference. 

If the noise is just when you are outside, you've got 4 options - deflection, diffusion, absorption, disguising. 

Deflection is putting up physical structures that will reflect the noise back where it came from. This is most effective when you can put the deflecting structure closest to you. So if you have a great sitting area, create a sound bubble there by putting a tall solid screen directly behind it. If you can build a solid wall to deflect noise, even better. Even a wood fence will cut some decibels - again, the closer you are to the structure the quieter it will be. Tall vegetation - big trees, shrubs - will also do some minor deflection.

Diffusion - breaking up the sound waves. This can be done with fences, walls, big trees. If you can plant a mini forest between yourself and the source of the noise you'll be surprised how much sound can be diffused (have you ever hiked in a forest that was eerily quiet?). But you have to think thick here.

Absorption - this is soaking up the sound waves. Acoustical mats hanging from fences and walls work well for this. Dead air spaces also work well for this - the principal of building music studios leaves hollow spaces in walls where sound goes to die. There are some pretty impressive industrial machinery acoustical mats out these days that can drop decibel levels by 20-40 decibels, which is pretty significant. Trees and big shrubs will absorb some sound waves. Most physical structures will not unless they are pretty soft - a wood fence will absorb a little bit of sound but a concrete wall will absorb virtually nothing. 

Disguising - this is creating a competing white noise, like a loud fountain outside. You can get fountains that are louder than any noise you're going to hear anywhere, though you don't usually need to go that extreme if you employ this with some of the other methods. 

Also remember that there's a psychological component to all of this. The brain perceives sounds that it cannot determine the source as softer than those it can identify the source. So if you have a nice bubbling fountain and a little forest blocking out seeing anything far away, you will perceive a greater decibel drop than if you can see the highway. 


 Thank you for the really detailed response. I am getting new windows to help on the office bedroom wing of the house. I am an amateur music recording artist as well and have a studio that suffers from the sound so this is great info. I had considered having acoustical mats from the fences. Unfortunately the property declines and the fence would have to be like 40 feet tall to truly block the roads line of site through the trees. You are right, the issue get 100 times worse in my head when I can hear the traffic and see the lights in my backyard. What sort of plants would you recommend? Although all the comments here have helped, there is no way I am staying here long term and will commit to moving whenever it makes sense logistically so planting the forest will probably be an expense better spent in the right house. 



"Although all the comments here have helped, there is no way I am staying here long term and will commit to moving whenever it makes sense logistically"


Well if you're moving no matter what...then this is just a minor annoyance, right? I wouldn't spend a dime on this.

Post: Suggestions for Inexpensive Upgrades

Bruce Woodruff
#2 All Forums Contributor
Posted
  • Contractor/Investor/Consultant
  • West Valley Phoenix
  • Posts 12,038
  • Votes 14,185
Quote from @Jules Aton:
Quote from @Bruce Woodruff:
Quote from @Jules Aton:
Quote from @Bruce Woodruff:
Quote from @Jules Aton:

Be sure you aren't over improving but if in a decent market I would: 

-Paint all the wood tone trim and cabinets white or off-white add modern hardware 

-New light fixtures

-New sink and quartz countertops- continued up backsplash would be the cherry on top if you can afford it and the market supports


I really don't believe that you can over improve a kitchen, as long as you keep it simple like we're talking about. So much bang for the buck on the most popular room in the house....


You are probably right but if she's in a less than affluent area of town putting $8,000 into counter and backsplash is likely not a good investment. 

I was thinking more like 2,000 total for quartz counters and a nice backsplash.

Yeah my number was on the high end and retail. If you are able to get quartz counters and a slab backsplash for $2,000 that would be a no brainer.


You can if your area has a 'pre-finished' slab yard that has pieces of slab with 2-3 edges prefinished. I've seen them for $200 for 8 ft pieces (nicer costs more of course). Then you pay for the install and hole drilling.

Post: We bought two houses for too much, now we don't know what to do.

Bruce Woodruff
#2 All Forums Contributor
Posted
  • Contractor/Investor/Consultant
  • West Valley Phoenix
  • Posts 12,038
  • Votes 14,185

Since you have a favorable interest rate on the first house, you could keep it and dump the newer house (on which I assume you're paying about 7.5%). Take the small profit  and park it in a CD and add what you have been paying to that untill you have a nice little slush fund.

This is while you're waiting for the rates to drop to 5% or so....

When a) rates drop and b) you have a decent amount saved, then you have a nice choice to make. Do you keep the original house and buy something else, or sell that and take that profit also and buy something bigger and better? Maybe a 2 on 1? Or a STR or two?

I must admit, I also am a sucker for @Jay Hinrichs idea. Just dump everything and start over, it has a certain purity to it. And having equity of $60-80 x2 is not bad at all. That's still considered decent money.

And don't beat yourself up, we all F up once in a while. Just move forward into a new prosperity. Good luck!

Post: Suggestions for Inexpensive Upgrades

Bruce Woodruff
#2 All Forums Contributor
Posted
  • Contractor/Investor/Consultant
  • West Valley Phoenix
  • Posts 12,038
  • Votes 14,185
Quote from @Jules Aton:
Quote from @Bruce Woodruff:
Quote from @Jules Aton:

Be sure you aren't over improving but if in a decent market I would: 

-Paint all the wood tone trim and cabinets white or off-white add modern hardware 

-New light fixtures

-New sink and quartz countertops- continued up backsplash would be the cherry on top if you can afford it and the market supports


I really don't believe that you can over improve a kitchen, as long as you keep it simple like we're talking about. So much bang for the buck on the most popular room in the house....


You are probably right but if she's in a less than affluent area of town putting $8,000 into counter and backsplash is likely not a good investment. 

I was thinking more like 2,000 total for quartz counters and a nice backsplash.

Post: Contractor Draw Schedule

Bruce Woodruff
#2 All Forums Contributor
Posted
  • Contractor/Investor/Consultant
  • West Valley Phoenix
  • Posts 12,038
  • Votes 14,185

10% in advance and then weekly draws. It does NOT create an employee situation because they have their own business/license/insurance/etc. I did it for decades.

When I say weekly draws, they should still be tied to a certain trade being completed or a certain amount of progress being accomplished. In other words, if they don't show up all week, they don't get a check.

On a tiny job like this, they should just finish it and get paid at the end. Never do anything like 85% up front...not even 50%. This shows that they have no savings to run on, or they are crooked. You don't want either, right? 

Do not make this mistake, it doesn't matter how highly recommeneded they are, this is a red flag and a terrible way to run a business. I wouldn't even ask them to reduce their 85% ask, just get someone else.