All Forum Posts by: Matthew B.

@Chris Martin 

It's a state requirement, specifically Florida Statute 489.103(7). It can be found HERE.

@Johann Jells 

I'm currently rehabbing two duplexes that were built in the 80's. There are no overhead lights and the light switches control the wall outlets. I'm having ceiling boxes installed and wiring them to the switches. In my area, no one likes the switches that control wall outlets. It's also a pain when you're working on an empty unit or doing a showing and there's no overhead light to turn on. If you're gonna do it, do it now while they're being rehabbed. In my opinion, it's not that expensive and it makes the units feel more modern. I put up the cheap lights you can get in contractor packs at Lowe's. They're like $10 each.

@Chad Hovermale @Stephen S. 

These units are mid to low end and smooth drywall won't change that. They're not junk by any means, but mid to low end as far as the area and the quality of tenants. And they have popcorn ceilings which I'm not planning on changing.

I'm wondering if knockdown is worth doing as a way of tenant proofing the property. Smooth drywall shows blemishes much more than the textured stuff. At the level these properties are at, I don't really have to worry about whether a tenant likes the drywall texture. As long as it's clean they'll rent. 

I know an apartment complex that was just sold and the new owner had knockdown done on the walls and ceilings. I'm just wondering if there's more to it than just the looks.

Does anyone texture the drywall in their rentals with knockdown or orange peel? I've noticed in some middle to lower end apartment complexes they do this. I'm assuming it is to hide nail holes, dents, etc. I'm currently rehabbing two duplexes and I'm wondering whether it will be worth doing.

Sounds like something you'd find on the Space Shuttle! I'd stay away until they become mainstream. It's expensive to hire an astronaut to fix your space toilet.

@Robert Broadie 

It's always a good idea to decide what you're going to do BEFORE purchasing the property. That being said, I would get some quotes from roofing contractors so you can at least have an idea of how much it would cost. Then you can determine if you want to do it or not. Without a dollar number you don't have enough information for a decision. I would ask some other investors in your area who they are using for roofing. The difference between a roofer who caters to investors and a roofer who does homeowner jobs can be thousands of dollars.

How do you know the roof is 15 years old? You can always check public records to see when the permit was pulled and the Notice of Commencement filed. 3-tab shingles usually don't last more than 15 years or so. New roof is a great selling point for a flip.

@Chris Martin 

It can be found HERE.

@Chris Martin 

Are you referring to the requirements for the window install or the requirement for investors to have a contractor perform the work?

The windows have to be installed so that they conform with the Florida building code. The city does not have their own requirements.

This conversation has gone on so many tangents that it's hard to keep track of... from lead paint, to insurance, to baking cakes? Didn't see that coming.

What I've learned:

1) Contractors feel like they don't get paid enough.
2) People can come up with some pretty terrible comparisons... :)
3) There are only 2 solutions to my issue. Either get a contractors license or hire a contractor.
4) No one can make a logical argument for why Harry Homeowner can pull a permit for his own house and not for his rental property next door.
5) Police officers in California are RICH!!

@Karen Margrave 

I'd love to get my contractors license but the State of Florida requires you to be employed by a licensed contractor for 4 years before you're eligible. That's impractical for me. However, I believe you are right about those being the only two options.