All Forum Posts by: Katherine Roberts

 I'm not sure the resolution will come out well, but here are the details:

Before you make any changes, stop by a fire station, ask the fire department guys what they would want. They are things like wires, air ventilation, access points, plumbing pipes for ventilation, dead rats and all kinds of fun stuff up there. They’re the ones that have to mess around with it when there is a fire. I’ll bet almost for sure, they’d prefer a fire block. Then, based on what they say, you can ask the building department. 

While you are up there, make sure it's copper wire not aluminum, knob & tube is okay if it has been maintained, but if you see rat chewings on wires or holes in the ceiling looking into the sky or stains on the wood, have those checked out.

Are you worried about a fire or about one tenant stealing from another?

If you are worried about fire, building a fire wall between the units, including the attic is probably not realistic as it would probably require a huge change to structural elements of the building.  Buy it or don't buy it based on its current configuration.   (FWIW, I'd be surprised if a fire wall is required in a duplex but you can confirm by calling the local Fire Marshall.)

If you are worried about theft, you can usually board up one of the trusses in the attic to prevent a person from walking from one-side to the other.  A simple padlock on each attic access area would probably achieve a similar effect.  As a landlord you should take logical steps to prevent problems, but you never can ensure safety and security; after all, the neighbor could always kick in the door or smash the window.

Yes stainless. Matches current stove/microwave and looks modern. White appliances scream 20+ years ago.  If this is low end (less than $1,500/mo) then feel free to skip ice maker, otherwise it will pay for itself with shorter vacancies by “winning the tie” with other rental properties. 

PLEASE don’t buy anything “scratch and dent”. You are basically telling the tenant you don’t care about the property and they should feel free to scratch and dent the rest of the property. Saving $200,$500, even $1,000 on 3 appliances that should last years just doesn’t make sense. If it costs you 2 weeks vacancy over those 4 or 5 years you lost money while degrading your property. 

I have more than a dozen washers/dryers/microwaves/ovens and refrigerators with ice makers. In an average year I probably repair two and replace one washer/dryer OR microwave, and one fridge. I don’t think I’ve had a failed stove in 20 years. 

Appliance repair when purchased new is probably $500/yr and the 2 replacements are another $2,000. That’s $200/mo for a dozen properties. $16/mo per property. Put nice stuff in and charge an extra $25/mo and you’re ahead even if the used stuff cost nothing and never breaks. 

Feel free to ignore all of this for low end properties or cheap multifamily. But for SFR my tenants think of my homes as their homes and stay 5-10 years. I try to make it nicer than the home they grew up in or previously owned.

I would buy a brand new refrigerator , simple and basic , WITHOUT an ice maker ( just something else to break ) And then go to the used appliance store and get a washer and dryer . I pay about $ 250 each .   If they its cheap enough to get another .  ( I have a set going on 8 years ) 

You should install curtain rods or better yet blinds. 

We don’t bother with shower curtains but we provide the easily adjustable shower rods with rubber ends. 

You're going to need to get a fridge, at least. Some areas are location to location on W/D, if the market supports it get one. If the market doesn't, get one and put a slightly higher rent rate to offset.