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All Forum Posts by: Genny Li

Genny Li has started 21 posts and replied 422 times.

If she's taking money for the Zumba, that's a huuuuge liability for you. 

No advice for the steps. 

Post: Propane heat and rentals, how do others bill?

Genny LiPosted
  • Baltimore, MD
  • Posts 431
  • Votes 281

Find a propane company that will refill every x months. Then have them fill it right before the tenant leaves. There are different service interval options where I live. 

Post: Encapsulate a crawl space,New ductwork, rotting floor joists…

Genny LiPosted
  • Baltimore, MD
  • Posts 431
  • Votes 281

You can't replace subfloor from underneath. Sister some joists, sure.  And I would rather sister than replace wherever I can.  Not subfloor. I'd be inclined to hack some reinforcement, unless the subfloor is crumbling. I'd replace the subfloor when the floor is next replaced. And I'd budget $1000 for the whole thing. 

Is it caused by uninsulated ductwork sweating in the summer? That's the only thing I can think of. So you'll encapsulate and condition the crawlspace, like Building Science (the site) recommends?  If you properly insulate and encapsulate the crawlspace and make it conditioned spaces, as you really should,.you shouldn't need to replace ductwork. That would solve the condensation issue. 

Post: Tenant wanting to do bathroom renovation?

Genny LiPosted
  • Baltimore, MD
  • Posts 431
  • Votes 281

She is on crack if she thinks she is hiring that out for $1000. $300 minimum for a small vanity that is tenant friendly. $100 for toilet. $100 for new faucet and various bits. Plumber can be anywhere from $500 to $1500. Then you have flooring, drywall, paint, trim, the electrician for moving the vanity light, the new vanity light, upgrading the outlets/circuits if needed (bathrooms now have an extra circuit), and are you up to code on ventilation? You touch it, you bring it up to code. 

Originally posted by @Peter Morgan:

@Genny Li

Thanks Genny, I will go to Home Depot to check out these products, do you think it's a simple DIY project or should I take the help of a professional?

 I don't know whether home Depot has the wall product. Wayfair does, though. It's an easy DIY product, though I haven't used it. 

Laminate is definitely not DIY friendly, especially if you're doing the invisible seam and undermount options. Some people have done it, and done it well, but it's not easy. 

Post: Snow Removal from Large Deck? Short Term Rental

Genny LiPosted
  • Baltimore, MD
  • Posts 431
  • Votes 281
Originally posted by @Brady Stout:

@Genny Li Thanks for the input, Genny.  This property is located in the mountains and will be getting about 15 ft of snow annually so I don't think a broom will be sufficient

Lol. Probably not then! I mean a big commercial broom, though, not a lobby broom. It rarely snows more than 6" at a time where I am, but my deck is 400sqft, so it can still take a while. 

Post: A Trashy Situation featuring my next door neighbor

Genny LiPosted
  • Baltimore, MD
  • Posts 431
  • Votes 281
Originally posted by @Joe Splitrock:
Originally posted by @Genny Li:
Originally posted by @Joe Splitrock:
Originally posted by @Marshall Henry:
Originally posted by @Paul Bunton:

@Marshall Henry we have a triplex and use 2 garbage bins and 2 recycling bins. Works out fine. I do agree with some of the other comments about education. Some people just don't know how to break down boxes and other bulky items. I go to the dump sometimes but mainly due to projects.

 Thank you for your response! Unfortunately we do not have the option of recycling currently. Therefore everything goes in the same bins. I’ll investigate that though. I’ll double check with the city on the recycling and perhaps that could be a good solution. 

 No recycling? That is weird, it is 2021 not 1980, haha. Must be a very rural area.

 My hometown moves the excess cost of recycling on to the residents versus forcing everyone to subsidize it to make everyone feel good. My disabled brother now pays for it out of his SSI disability because my parents made his chore to go to the central recycling facility (which is free), and he got sick of it. Lol. $10 per month for every other week pickup. 

 Recycling isn't about making people feel good, it is about reducing landfill waste, keeping the air clan and reusing natural resources to reduce cost. My city implemented strict policies years ago and it extended the life of the landfill by 20 years. Whether your city pushes it to a landfill or burns the garbage, it has to go in the ground or in the air. You can reduce garbage by 40-50% if you recycle. The cost of disposal will skyrocket in the future, so extending the life of existing disposal methods is lower cost in the long run. 

We pay $19.08 per month for two cans, one garbage and one recycle. They are both 95 gallon. Recycle is picked up every two weeks, garbage every week. It is single stream recycling, so there is no sorting necessary. It gets sorted at the recycling facility. Part of the reason for low cost is we don't have government provided garbage service. We have 20+ local garbage carriers and you can contract whomever you want. Competition and conservation keep costs very low. We also have free drop off centers for yard waste, batteries, chemical waste and electronic waste. This keeps hazardous items out of the landfill. 

I guess this is Baltimore's conservation program, haha.

 It's my hometown, not the county I live in MD, that does that. Of course Baltimore (where I don't actually live--I'm in the boonies but near DC) has recycling collection.  They can't keep their streets clean, but they are going to pay for recycling, for sure.

Landfill space is all but a non-issue. The energy costs of recycling is a fairly major issue, though, and makes most types uneconomical when you throw in individual collection and sorting. I really love the idea of recycling, but I don't feel right forcing my cuddly ideas on to other people for whom the costs of my good intentions may not be trivial. 

Your county may publish the cost of each type of disposal per ton. Mine does. My hometown also does. It's not a pretty number for recycling still, even with mandated forcing certain percentages of post consumer waste to be used. 

Now, another 50 years downstream... maybe even 30 years...the incredibly clever and fascinating waste sorting centers may get good enough that is is actually price competitive with landfills. I'll love that. I recycle myself, and our recycling is always a lot fuller than our trash. But I'm still not going to feel right about the amount of money that's it's going to take to get to that point, technologically, and that it is extracted from many people who don't see the value in it.

Post: Snow Removal from Large Deck? Short Term Rental

Genny LiPosted
  • Baltimore, MD
  • Posts 431
  • Votes 281

I do mine with a broom. 

Originally posted by @Joe Funari:

@Peter Morgan If its just the backsplash I would recommend you go with a bright white 3 x 6 subway tile. Its timeless and inexpensive. Home Depot has carried it forever and currently selling a 12.5 sq. ft. case of it for $15. So it doesn't take a whole lot to do a kitchen backsplash. The bright white tiles brighten up a space and is an inexpensive way to update your kitchen for sale. 

Subway tiles went out hard last year. I'm totally baffled why people are snowed into thinking they're"classic" when in the current form (pillowed 3x6) they're been trending for less than 20 years, replacing the standard 4x4s that were in for 60 years before that. 

Post: Do you pay to get LVP installed or DYI??

Genny LiPosted
  • Baltimore, MD
  • Posts 431
  • Votes 281
Originally posted by @Dave Poeppelmeier:
Originally posted by @Genny Li:
Originally posted by @Dave Poeppelmeier:

I've laid down LVP in 5 houses now. It's pretty easy, and I like Lifeproof the best. However, if you have any kind of ornate old doorways that involve a lot of custom cutting, let someone else do it. I can do a serviceable job but it's not professional by any means. If you have anything higher than a C class property let someone else do it.  However, I have saved myself $6-7k doing it myself over the years, so that's pretty satisfying! 

 You need this guy:

https://www.ebay.com/itm/33350... makes anyone into an undercutting genius. 

I have one of those! The problem with houses that I buy are the door frames are solid old-growth wood, and the Dremel blade gets chewed up like nothing else, so it costs me probably $50/door frame in blades! If it were new cheap pine construction, yes that thing works like a charm. 

 Huh. Mine isn't a Dremel. I wonder if that makes.it work better. I got it really recently so the only house I've used it on is just 50 years old.