All Forum Posts by: Genny Li

@John Brito - I think the question is,....Can you spend that time performing a higher level task? At the end of the day you'll be better off spending time finding a professional who you can rely on ANYTIME you need a floor done. That will free you up so you can focus on finding more deals

Have to factor in your marginal tax rate, too. And whether you'll actually spend that time making money.

0 Votes

Originally posted by @Mark S.:

@John Brito The tool for trimming door jams is called an oscillating multi-tool. Lay a scrap of the flooring down by the jam to use as a guide for how much to cut off. They also make more expensive jam cutting tools but the multi tool will work just fine for your purposes. And it’s not very expensive, and can be used for a lot of other things.

I looooove mine.

0 Votes

Originally posted by @Marian Smith:

I think a judge might look at the depreciation schedule tor taxes. So if I put quartz in a rental I depreciate it over 5, 10, or 28.5 years or some other number, look it up on the irs site. so if the quartz is 5 years old and depreciated over 10 years you'd pay 5/10 the price. But i agree with the poster who said there are people who can repair quartz. I can't see having to replace the whole kitchen unless you rebuilt your engine on it and stained it with motor oil or some such.

Quartz would be depreciated over 27.5 years. And I think the landlord is telling him he has to pay for the full quartz replacement. Not the full kitchen replacement. He is upset and so is overdramatizing it.

2 Votes

Go with a local lender and it's way easier. You can't get a "conventional loan with 20 percent down" on a non warrantable loan. It's going to be either a portfolio loan or a local bank special condo loan.

1 Vote

Originally posted by @Enes A.:

Would yOriginally posted by @Genny Li:

Originally posted by @Enes A.:

Originally posted by @Genny Li:

It's basically a lifetime surface unless you damage it. It doesn't wear like laminate.

I think you are referring to natural quartz and not the composite engineered ones like what I have.

No, I'm not. The natural stone is actually QUARTZITE, not quartz. A good quality quartz, which is natural stone plus a binder, has a lifetime lifespan. It will yellow slightly over time, but it's still pretty much lifetime. People take it out because they get tired of it or they mistreat it and damage it.

Would you have a formal source that confirms that ? I have looked at the original study by the nhchi (https://www.nachi.org/life-exp...) and it does not mention quartz. Some manufacturer are saying it's natural stone and adopt the 100y life expectancy... but it is not natural stone as you mentioned it.

It seems like you will only be satisfied by people agreeing with you. You've already determined the answer you want. You might have a leg to stand on if you say it was your landlord's choice to use a less standard quartz that can't be matched and that you only owe for replacing that one piece of quartz. Trying to claim a depreciated cost vs cost of replacement isn't going to get very far. Quartz countertop technology is from 1963 and there have been no age/wear related failures since then.

I warn my tenants not to use bleach on the quartz or put hot things on it, just to make sure.

5 Votes

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.

0 Votes

Originally posted by @Steve Vaughan:

Originally posted by @Genny Li:

People seem to expect their water heaters to last 10-15 years. Are you guys just letting it corrode as soon as the first anode rod is eaten up? How do you go through water heaters so fast?

Access is usually an issue. They are in closets or crawls often

I do drain a few rusty gallons from them yearly though so they last and last👍

Crawlspaces! I've never lived where people put mechanicals in crawlspaces. I've had a crawlspace, but it only had waste pipes in it. That sounds like a nightmare.

0 Votes

Originally posted by @Gail K.:

Sounds like your tenant hasn't figured out that the oven has a "broiler" feature (my guess is they turned on the broiler by mistake and that's what burned the "top of their food".)

I'm not sure what can do with a tenant that doesn't seem to understand the basics of a stove/oven; a lot of people just don't cook. But I sure would not be buying this person a new stove/oven. They probably would not be able to figure out the dials on that one either.

Gail

I bet there's a video on YouTube to send them that explains it. There are YouTube videos that explain how to use ice trays.

3 Votes

Originally posted by @Glenn Mcgrath:

Originally posted by @Genny Li:

Get your butt up there and find the leak. Relying on roofing contractors to do it is a good way to get taken to the cleaners.

No way I can get it there, started my keto diet and intermittent fasting only last week. I guess I will have to have him take pictures of the cracked boot (LOL....) before and after the fix just to ensure some level of validation.

I sealed the flashing on my chimney 7 months pregnant with kid #2. I believe in you! :)

3 Votes

Originally posted by @Peter Morgan:

@Genny Li

Can't agree more on granite being out of fashion, sounds so 90's. :-)

Can I get marble look laminate in big stores such as Homedepot?

Yes, they now make a laminate that can do a square edge without the brown line that makes it look like laminate! It looks super upscale and gets you most of the benefits of actual marble-look quartz without the $50/sqft price. You can even get UNDERMOUNT sinks!!!! If the house is in the top 5 percent of all houses in the area, I would grit my teeth and do quartz, but a typical SFH would never pay that back on the resale.

1 Vote

All Forum Posts by: Genny Li

Genny Li has started 21 posts and replied 422 times.

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

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

Post: What is the useful life of quartz countertops ?

Post: Watch-outs for Non-Warrantable Properties

Post: What is the useful life of quartz countertops ?

Post: A Trashy Situation featuring my next door neighbor

Post: Does no one replace their water heater anode rods?

Post: Tenant issues are frustrating me.

Post: Fix Roof leak or replace the roof?

Post: Kitchen & bath splash tiles using luxury vinyl bad idea?