All Forum Posts by: Donald S.

Thanks guys. Fixed the problem and went with solvent weld parts instead of the cheap threaded stuff. Works for now lol. 

I know this one couple who bought a full service car wash, down in Albuquerque NM a few years ago. Seemed to go really well for them, at least for a few years....Always had tons of cash, although not many customers.... I think the husband was a chemist or something... lol

I agree with @Jon Holdman . Roaches, unless they were there when you moved the tenants in, are the tenants responsibility and probably their fault. Pest control also should have been able to come in without needing the tenant home, you can meet them and let them in since it was an agreed upon repair. it's also June 27, although I didn't see when you posted this, so no I would not give them the months rent back. As for the sec deposit, follow MO rules, which allow for you to deduct unpaid rent from the deposit. Just follow the law, no reason to refund money that they agreed to pay when they signed the lease.

Originally posted by @Frank S.:

Get a new p-trap. The plastic ones are cheap.  That elbow doesn't need washers. Did you try Teflon paste? 

Well, you can also glue it to save yourself a trip to the hardware store. 

 do you mean gluing the p trap to the elbow even though it's threaded? Does that work? I don't know what teflon paste is, I have liquid (green?) thread sealant for pvc, abs, copper piping. 

I agree that W/S/T is probably gonna run a lot more than 40/mo. Other than that, I'd throw in an expected repair budget of something, there's always something, at least 1-2k for unknowns. As for the area comment by Aaron, I wouldn't worry about that, just make sure you know where it is, and what buildings in the area typically go for. I've heard some parts of upstate NY are really cheap, so as long as you're comfortable with the area, enjoy and good luck. 

Originally posted by @Alex P.:

What type of plumbing is it? Most of the time they leak is because the beveled washer is upside down, nut overtightened, or there's an angle to the run. The more stuff you add, washers pvc tape and like will make it worse. A picture would help if you've got one.

 It's all PVC. The elbow doesn't have a washer or the ability to add a washer. When I put one on there it made the leak worse, so figured that didn't belong. It comes with a beveled lip that the nut can't slip off of. I suppose it may just be over tightened, didn't know that was possible. Maybe it isn't straight? But 8 trys and it leaked every time. Idk how I could make it more straight. 

I'm finishing up the plumbing for a new kitchen double sink. The two tail pipes converge at a T-pipe, which connects to the P-trap, then to a 90° elbow that connects to a short extension and into the wall. 

I cannot for the life of me get the p trap nut to stop leaking. Where the p trap connects to the 90° elbow. The best I can get is a very slight leak, but I know that's wrong. What can I do? I've tried using 4 wraps of plumbing tape, and even laid a washer in the pipe (the elbow doesn't have a washer and the piece is designed that way). What trick am I missing? 

Thanks

Cheers!

@Bjorn Ahlblad you don't put tenants on a lease? Or you don't put tenants on a long term lease? even if you only do MTM you should always use a lease. Otherwise you're just leaving yourself wide open to anyone and anything. How do you prove that a tenant didn't pay rent? There's no lease saying they have to pay rent, or how much rent is. How do you outline rules and policies? you just have people move in, say 500/mo rent, see ya. and everything is honkey dorey from then on?

 I can't remember which, but you can either choose to accept or not accept partial payments. Although if your state is good it'll be law that rent isn't considered paid until it is paid in full. In Missouri they can give partial all they want, it won't stop an eviction. 

Cozy.co offers rent payments online for no fees. check em out. there's a delay between rent sent and received but it's easy to use and my tenants like it.