All Forum Posts by: Erin Dreher

If they are wood framed windows built in place then there will be no framing around the windows so when you remove the windows to install a new modern window you will have to frame in that area before you install new windows. Then you will have to think about the added cost to possibly modify the exterior of the house to accept the new windows. In addition to this you will need to trim out the interior for your new windows. 

Something to think about. 

I have seen a little bit of mold turn into a LOT of mold. I agree with @Bruce Woodruff you don't want to try and clean it. I have worked with companies that specifically are certified to remove mold and I was told not to disturb it or mold spores could get on your clothes and travel throughout the house. Of course none of us know what particular type of mold this is. There are hundreds of types some more serious than others. I would still want to take care of this by a professional. They can cut that drywall and make sure there is a leak or unwanted moisture present. They can probably give you some suggestions on how to be ventilate that area if that is the cause. 

A mold remediation company can come take a look at it and give you a better idea of what you are dealing with. It doesn't appear to be a huge spot but you don't want it getting bigger.

I would imagine the price varies from state to state. It may also vary on how far you have to get into the eviction. Here in Little Rock for a standard eviction you will be looking at $600-800. If you get a tenant that decides to fight you the price will be higher. Sometimes you can get lucky and have an attorney post the eviction and they decide to vacate because its not worth fighting it. 

You will also need to factor in the lock change, property removal and damage that will have to be taken care of which what can cost you some money. 

The Writ should take care of both. Congrats on getting the Writ! 

I am married to a contractor.... it is a huge pain in the A** but pull the permit. If you get caught it won't be worth what the city puts you through. If you pop on the radar without the permit it could cost you tons more than the permit

It is hard to find a trustworthy contractor. Any that or legit should have no problem with emailing you their license and insurance but I don't think I would stop there. You can pass the contractors test by studying the book and pay for insurance that doesn't make you a good contractor. 

*Ask them to come meet you in person. See for yourself what kind of person you are going to be working with. I know it sounds superficial but look at his truck... most decent contractors drive a decent truck not some beat up piece of junk. 

*Ask for before/after pictures of work they have done. Most decent contractors take pictures of projects and are willing to send them to you for progress on the jobs they are working on. 

*Find out what their work schedule is... if they can do that day there is a good chance they aren't very good. Any decent contractor will be a several days or week(s) out at starting. That may depend on if they have crews working for them also. It may be worth asking if they more than one crew. 

Honestly most of the decent ones don't want to spend a lot of time proving to you that they are good at what they do. They are busy. That makes it really difficult to filter them out. If you know someone that has used someone already get recommendations. Otherwise try and do some research on the people your contacting.

When the application process turns into pulling teeth to barely get someone qualified. You can tell by all the crazy circumstances that a tenant tries to explain is "not their fault". You can sense when their is something amiss other than the basics that they should qualify under. 

Quote from @Linda Thomas:

@Erin Dreher

what fee and how much would you recommend charging? Can you please provide more details about this. So would I need to draw up a entirely new lease or can i add to existing or just do an addendum after having them fill application and run the background check?

I would charge the an application fee of $50 (that is standard here) and if you have to re-write the lease to add an additional applicant which is the correct way to do it you can charge a fee of $150.00 for having to re-write the lease. If you choose not the re-write the lease you could charge a smaller fee of $50-100 to add an addendum. I personally prefer re-writing the lease so it is as simple and cleaner.  

I agree with the others. You need to run the significant other like you ran the approved applicant. You should do this so that both parties are financially responsible for the rent/damages. It is very typical that any adult over the age of 18 to have to fill out their own application. You can then charge a fee and change the lease adding both parties. 

You don't want to be stuck in the situation of the current tenant moving out leaving the significant other there and them not be on the hook financially for anything.  

I like it @Nathan Gesner. Straight and to the point. Sometimes you have to be stern and let the tenants know HOA violations are taken serious. If you fail to do so I can only imagine what a headache this will be for you if you are only in the fourth month of the lease.