All Forum Posts by: Jim Morris

Another outstanding tip BK, we will definitely see how far that approach takes us... Untold lessons have been had since we began our LLing adventures 6 years ago.

WB-He has a license.

Great idea MM! Would have never thought about the license board.

Yes- We have reached out to him, he claims the nails he used weren't "not allowed" by code, so he did nothing wrong. However the manufacturer of the shingle CLEARY states in their literature that a Double Dipped Galvanized nail MUST be used. So right out of the gate he's negligent in not using the proper hardware.

It pains me to no end to be writing the post. But we need some help/advice/ideas.

We own a duplex in Florida, it's right by the beach and we are out of state LLs. We had a new roof put on right at 5 years ago. As we all know, the average life of a roof is about 15-20 and around 10 -12 in harsher environments like being beach side. Our roof is failing only 5 years in. When we had the roof installed I paid for an "upgrade" and had the peels and stick underlayment put down. So right out of the chute, how and why do I have a leak when I have peel and stick? Issue #1.

We had the original roofer come out to fix the leak, not only could he not find it, he didn't return my call to updated me on what the issue is, or what is his next plan of action. Silence.. People, the property is in a place where it RAINS. He's left me holding the S-Bag. 

We had a 2nd company come out to see what the issue is. Turns out, when the original roofer put the roof on, they used the wrong nail and all the nails/nail heads have corroded (are corroding) see attached.... Furthermore, we researched the nail requirements with the roofing manufacturer and indeed a hot dipped nail is required, No warranty claim can now be filed. 

Sooooo.... You see where this is going. We had a third party reach out to the roofer to explain his mistake, and he claims since WE didn't specify him to use a higher grade nail, we got what we got. Nevermind the fact HE advised us to get the peel and stick upgrade. Naturally I assumed a qualified roofer knows to use the appropriate materials to hold the roof down, I'm not the expert he is. Obviously had I known, I wouldn't be in this situation and would have gladly opted for the correct nail. DUH.

What should we do? It's a mess, I have to do something quick b/c I have a time bomb on my hands with this roof.  Everybody says "talk to your lawyer", so easy to say. They want 300 bones just to have an initial conversation. So move the math along, and legal fees would trounce any monetary gain even under the best outcome if we sue him. Small claims only allows up to 5K, but we're out of state, that further complicates thing. 

Without looking back at all the shouldas couldas, to have any chance of recompense from this guy, what do we do? I know we're not the only ones that have been in this boat of hard lessons. 

Great points Brit. It's a bit sticky there's no way around it. We actually terminated their lease and we don't have to cite any specific reason in NC, we just have to give 7 days notice, but we did let them know that they had three clear lease infractions. 1) Drugs are not permitted 2) they were smoking on the property/in the house and 3) their renters insurance had expired. 

The police told us the call to the house was for an OD, and the vile of Narcan left behind helps to narrow down the drug of choice (which I have pictures of-pretty sure you don't pick that up at Rite-Aid). She's currently still in the hospital for some kind of mental evaluation as she evidently tried to kill herself. We're going to request the police report tomorrow.

Excellent input ladies. That makes perfect sense! Duh....

So we have a very nice SFH that rents for a premium in a very nice neighborhood. We vetted the couple that moved in last year. Everything has been going fine, hell, they pay rent two months ahead every other month. They hand deliver the check to boot. I'll fast forward... The guy apparently developed a massive drinking problem, went off to rehab about a month ago, and the girl ODd this Wed., the word I'm getting is, they had to go Pulp Fiction on her with the Narcan if you catch my drift. She full on ODd in our house. We have of course served her notice to evict as of today...

We put the notice on the door and we e-mailed the notice to the guy that's in rehab. They/she is to vacate in 11 days, as such we will return her/their prorated prepaid rent money. Now, here's the rub. They're not married and are no longer together. He's adamant we're supposed to return the money to him and of course she says it's her money. 

Who gets the money and how do we handle this little cluster??

Looks like the short term rental ban has been upheld in Daytona Beach, so still no legal airbnbing in the residential areas... I'll be curious if the appeal will have any better success at overturning the  ruling, well assuming there is an appeal.  

When are they going to get it-1986 just ain't coming back.. 

and with no further ado.....

Sans the VanityGate of 2019 the last four turnovers we had were full prompt refunds. I even gave a 100 dollar bonus to one couple.

This particular gentlemen and his wife were by far the oldest tenant we've had in any of our properties, I just wonder if there's any correlation with younger folks kind of starting out, saving for a house vs someone that's mid life+ that's renting a 1000sf duplex. Seems there could be some inherent bitterness there maybe... dunno.