All Forum Posts by: Steve S.
Steve S. has started 294 posts and replied 637 times.
Post: Need help with how to fix a French drain
- Dallas, TX
- Posts 649
- Votes 52
At least I think that's what it is. When it rains it works ok until it fills with silt and mid, clogs the pipe and then you got ankle high water in the drive way.
Any recommendations?
Post: Do you keep high or low deductibles on your rentals?
- Dallas, TX
- Posts 649
- Votes 52
Originally posted by @Mitch Brunette:
My deductible is also $2,500 but I only have 1 rental so far. It just didn't make sense to me based on what I would possibly make a claim for. My personal residence, same thing, after I had a new roof on it, and siding was in good shape. Now that I know that, the $2,500 deductible just is what it is. If something smaller than that happens, I have reserves to cover that (personally plus for the rental), if something never happens then eventually reserves will be more than necessary and I'll use that to buy the net one.
I own one property.... what do I know? Ha! Lots to learn. Thankful for this community.
Thanks for your thoughts and congratulations on starting your journey
Post: I have roof rats - what to do?
- Dallas, TX
- Posts 649
- Votes 52
Who do y'all usually have pay for this per your lease?
Post: I have roof rats - what to do?
- Dallas, TX
- Posts 649
- Votes 52
got a quote from terminix. Thoughts?
After my inspection of the property, I found roof rat droppings, urine stains and insulation tunneling in the attic, along with damage to vents and chewing on wires. Customer is complaining about rats in her walls, storage area, under her oven, kitchen sink and noises around chimney. Exterior inspection of the home found multiple gaps, holes, broken gable vents and more.
Terminix can permanently fix the house issues and Exclude all the rats to solve the problem for $710 plus tax, (includes $100 discount) full coverage for 1 year with an option to continue guarantee. We will also perform full Pest control with multiple traps and continuous follow up of 2 to 3 times per week for the next 3 weeks (or until solved)for $149 plus tax.(includes $50 discount) Pest Control coverage is for 3 months with an option for either you or your tenant to continue it for $99 per quarter.
Post: I need some help before getting into a potential mess!
- Dallas, TX
- Posts 649
- Votes 52
Originally posted by @Tom Gimer:
@Mike Lynch Smart commercial landlords do not allow tenants to provide the lease form and dictate terms. I guarantee you there are more items in that lease you should be concerned about than just the Restricted Use provisions and damages for breaching them.
Exactly. Why is the landlord letting the tenant dictate these terms by providing their own verbiage? I'd redline that sucker and get to negotiating, but "similar" is way to abstract for me to be comfortable.
What if you said "Rent is due at the first of the month or a date similar to the first of the month"? Seems like a similar example I wouldn't at all be comfortable with but the tenant would love it
Post: Tenant said garage door is broken with door closed
- Dallas, TX
- Posts 649
- Votes 52
Originally posted by @Marcus Brown:
Call a garage/overhead door service. That cable, and the one on the opposing side, will most likely need to be replaced. Hopefully there's one that can send someone out at this time of day. Only other option would be to pull the string on the opener to be able to raise the door manually, but without that cable connected to the pulley, that door may be too heavy for the tenant to lift and/or the door might get stuck in the track.
that's been my experience as well.
Hopefully this doesn't cost me $500 or more
Post: Tenant said garage door is broken with door closed
- Dallas, TX
- Posts 649
- Votes 52
Post: Tenant said garage door is broken with door closed
- Dallas, TX
- Posts 649
- Votes 52
Of course, it's Saturday. Any suggestions on how to handle?
Post: Question about how to fix a french drain
- Dallas, TX
- Posts 649
- Votes 52
Originally posted by @Jeff Bridges:
Originally posted by @Steve S.:
One of my rentals has an angled driveway with what I believe is a french drain (image below). Whenever it rains, sediment gets clogged up in the box (circled in blue) and if I go in and scoop it out, the water drains off well.
If I don't scoop it out, it means the tenant may have to walk through 4-6 inches of water to get to their car parked in the driveway or the street.
Any recommendations on how to fix this? I didn't have it installed and can't drive over there every time it rains to scoop out the sediment (and the current tenant is not much of a do it themselfer type person).
I suppose i could also give them a little bridge to walk over but I'd rather give them something more permanent for a fix.
Here's the image
Where is the sediment coming from? lawn topography is a big factor. Is the drain right next to a mud patch? Is the lawn properly separated from the driveway so that erosion doesn't easily overflow into the driveway? Can you bolster or add better landscaping barrier? Can you put a fine mesh grate under the drain cover to prevent sediment from getting inside? Depending on the lawn topography, you might want to have pros assess if drain should be relocated. You can also get a landscaper over to see if they can help create a better barrier between source of sediment and driveway to prevent it from leaving the bed... These are some amateur thoughts....
Thank you for sharing your thoughts
Post: Question about how to fix a french drain
- Dallas, TX
- Posts 649
- Votes 52
One of my rentals has an angled driveway with what I believe is a french drain (image below). Whenever it rains, sediment gets clogged up in the box (circled in blue) and if I go in and scoop it out, the water drains off well.
If I don't scoop it out, it means the tenant may have to walk through 4-6 inches of water to get to their car parked in the driveway or the street.
Any recommendations on how to fix this? I didn't have it installed and can't drive over there every time it rains to scoop out the sediment (and the current tenant is not much of a do it themselfer type person).
I suppose i could also give them a little bridge to walk over but I'd rather give them something more permanent for a fix.
Here's the image