All Forum Posts by: Kelly McMillan

@Matt Berklacy I've had foundation jacked before on a property four years ago. Wasn't a deal killer and that home has been great for me! As someone mentioned, it depends on the severity of the issue. Thanks @John Blanton and @Eric Weireter for the referrals, I set up some estimates this week.

HI Everyone,

I have a small home with a sinking area that needs to be jacked up. Any recommendations for a good Foundation repair group in Durham, NC?

Awesome thank you, I’ll give them a call!

Also looking for a GC for minor repair work on some properties in Durham!

@Kerri Zaferaos were you able to find anyone?

@Jim K. That is excellent advice, and dang, I am impressed with how spot on your numbers are. Both $12 and $12 dead on. I am going to try @Caleb Heimsoth 's idea on buying an ozone machine. Do either of you recommend a particular brand/model? Seems worth the investment, and I may end up needing it even if floors are replaced.

@Hubert Kim  In NC it is 30 days, and I am working quickly to get all of those details put together, even if the work couldn't reasonably be complete in that time (unless I forged ahead and did the floors without doing due diligence on other options, which would be a bad idea). I've also read a clause that "if a landlord does not have time to accurately calculate the charges, there is 60 days", but I don't know how that is enforced, and if its possible to do before then, definitely will get it done. He otherwise cleaned the house top to bottom and is motivated to do a walk through. He may (likely) try to run off when he realizes the consequences, but my hope is he will try to find a solution, especially if full floor replacement can be avoided. 

@Andrew Brewer completely agree. It makes me fully understand why landlords don't allow pets. I wanted to be a pro-pet landlord, within reason and careful screening. Now I am reflecting on if its worth it, because even people that appear to professionals with their life together can surprise you, to terrible consequences.

@Amy Beth girlfriend is also on the lease. I screened her as well, and include her on conversations but my interactions are primarily with him. I started to get the suspicion that she is having mental health problems, but they are young and I don't know how recent they started. I am sympathetic with their hard situation - people in my own family struggle as well. but they both still need to be responsible for the consequences.

@Jim K.

Thanks for the replies! Hello fellow Durham local, it's a unit near downtown Geer street area. A nice place, but transitional between good and bad tenants. 

@Caleb Heimsoth

No, it wasn't the contractor. I had one odor company come out and tell me it wasn't worth ozone and the floors had to be ripped out. They didn't do that scope of work and said I would need to call a contractor. So if they wanted to pull one over on me they could have tried to sell me ozone... I asked them to write up their assessment in case I needed to filed a claim, and the manager got skittish and said no (weird).

So i've called two additional companies (restoration and an odor removal), to get independent assessments. I'm also considering allowing the tenant to call his own guy if he doesn't believe me. He's been asking about his deposit  and I don't know when to notify him of the situation. (I have 30 days per deposit, but figured I should get a clear picture of whats going on before I set off a firestorm) It seems by giving him the opportunity to do his own assessment, I would have a solid standing in court. I know he will be at his current address for awhile. After I kicked them out, his mother bought him a house to live ... in her name. Good luck to her.

So I agree, I am shellshocked it's this bad and am trying to figure out if it would be a waste of money to ozone or sand the floors, only to find the smell isn't gone. I want to try your approach. But do you still think that's the case, if it is bad enough that a company passed on it? I don't see many urine spots perse, but the odor is everywhere.

Note: The $6500 came from the GC who does most of my work. I haven't looked into that quote yet, because I am still trying to get my ducks in a row to document *EVERYTHING* I'd need in court before I touch anything. I plan to get three flooring quotes. I have another for $7300 which is ridiculous. But is just to document prices for a judge. My guy is usually fair. Most of his quote was for materials. When I get a chance to look up prices myself it should be cheaper.

Anyway, your thoughts/input very much appreciated!

Hi @David Stone What is cash for keys - Referring to the deposit? thx Kelly

Thanks all, yes this has been a learning experience in terms of tenant screening. In this case, he was highly educated with good credit and a background check, but I think his girlfriend (who owned the dogs) has some serious personal/hoarding issues.

Had I realized the issue was so serious, I would have evicted immediately. Another lesson learned.

@Corby Goade Regarding judgement, can you explain why you never saw any payment, despite getting a judgement in your favor? I have the patience to wait it out years if need be for creditors to hound him down, if I have to take a cut of the pay and hand it over for collections. Is it possible to obtain a property lien on a car, etc. that would have some kind of effect?

I allowed a tenant to have pets (3 small dogs), with a pet deposit of $300. He was the first tenant in a newly renovated unit with refinished wood floors. After several visits in which I found feces on the floor, a growing odor of urine, and finally, an unauthorized cat living in the property, I told the tenant his lease would not be renewed and he needed to relocate (there was only two months left on his lease, so it did not seem worth evicting).

Now that he is out, the smell is horrendous (you can smell it from outside the front door). I've been told the floors need to be replaced and the house treated with ozone.

My question is, how much is the tenant responsible beyond his regular and pet deposit? I plan to file in small claims court, for what good it will do. But the total repairs will be about $6500. Technically, the lease does not say pets can't urinate and defecate in the house. Would I face any problems in court, without that in the lease? or do I only get a maximum of his pet deposit in return for damages?

Thanks for your help,

First time landlord

I have had tenants for about a year, who I gave a chance despite poor credit and some other background check issues, because they have a verifiable good income.

In general, they are courteous and communicative and even did some repairs out of their own pocket. I allow pets in all of my homes and they have three small dogs - that I've realized are not housetrained. There is a strong smell and feces on the floor during my quarterly maintenance checks, which likely means urine as well. 

On the last trip, they had an unauthorized cat that 'they were watching for his sister' - who lives in PA. And apparently they needed to borrow her giant cat tower too? Suspect. 

This is the first time I've issued a lease non-renewal. Are there any legal issues to be aware of, and do I need to state why the lease will not be renewed?

I don't have anything in the lease regarding violations of the pet agreement. I've considered a fee for the violation, but don't believe I can, since it is not written. I will be sending a letter requiring the cat to be removed.

Alternatively, IF the cat is removed, and because they are otherwise good tenants and pay rent on time - I've permitting a new lease, if they are willing to put down a deposit that will pay for new wood floors and odor removal when they move out. 

Any relevant experiences, or input on this would be *very* helpful!