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All Forum Posts by: Mike Adams

Mike Adams has started 35 posts and replied 205 times.

We have an apartment building, little 5 story walk-up and we were able to give the USPS an access code to enter the building. Is there a way to provide an access code to UPS and Fedex so they can enter the building and leave packages for the tenants as well? So far, only USPS leaves packages for the tenants, UPS and Fedex just leaves stickies on the main door; which is locked.

Post: A tenant added a blow-up pool in the backyard

Mike AdamsPosted
  • Port Chester, NY
  • Posts 209
  • Votes 156
Originally posted by @Deanna O.:

So what you are dealing with sounds like a pissing match, with possession maneuvers on both sides (one party is "claiming" the space with pools & bikes, the other demanding the kids/ party never use the driveway space). It is reasonable to have guidelines on parties (ie Fri/Sat only, ending no later than 9pm, no more than 12 people, etc), waivable with permission from the other tenant (nothing makes people more polite than wanting something from the other party).  

I'm assuming that FMV is being charged on both units, and that one pays 4x simply because it's larger. Both tenants should have equal rights to shared space. You should probably require that for safety and liability reasons a clear path of a specific width (ie 3 feet) be left on one side of the driveway at ALL times (no bikes, no pool, no BBQ). Also, next time a complaint is made, offer the PITA party that since they are unhappy at the place, ONE TIME ONLY they can have the next 30 days as a no penalty, "free to move at any time" window (ie no 30 day notice needed). Often when presented with an open door the people realizes the issues aren't worth moving over.

Seems so. They are in two separate buildings. The one in the back is smaller, so he pays less than the building in the front. The guy in the front building is only paying 4x more because he has more space, a lot more space.  I am at the point where I may have to offer something. In all of our units we manage, the guy in this front home is an absolute nightmare. He complained that his AC is not efficient enough, so he wants to know when we will be replacing it with a more efficient one. 

Post: A tenant added a blow-up pool in the backyard

Mike AdamsPosted
  • Port Chester, NY
  • Posts 209
  • Votes 156
Originally posted by @Scott Mac:

Hi Mike,

Perhaps call the guy on the phone and do two things:

1. Ask him to tone down the things that are annoying the other renter/manager (no threats, just ask).

2. Tell him kids pools are not allowed in the driveway, if the basement has a concrete floor with a drain, perhaps that would be a fun spot...(if kids are allowed down there).

Let the manager know exactly what was said, and see how things go for the next few months.

Turns are expensive, and sometimes it might be the bird you know is better than the one in the bush.

Good Luck!

We've been working with both tenants and we're trying to calm things down. So far, it's been much quieter. However, now the guy in the main unit is looking for us to better insulate his apartment. Some days, it feels the tenants are very entitled and expect the world.

Post: A tenant added a blow-up pool in the backyard

Mike AdamsPosted
  • Port Chester, NY
  • Posts 209
  • Votes 156

It seems like a small kiddie pool, not on the grass, but on the driveway.  The driveway wraps around to the back building where the other tenant resides. He's been a problem tenant since he arrived; first day. Just concerned with the courts not accepting evictions, they may not leave, not pay rent and then we're screwed.

Post: A tenant added a blow-up pool in the backyard

Mike AdamsPosted
  • Port Chester, NY
  • Posts 209
  • Votes 156

One of the neighboring tenants filed a complaint whereas one tenant added a blow up pool in the backyard and he cannot sometimes cannot access the back unit with his truck. Out lease doesn't mention blow-up pools, so I am not sure how to deescalate the situation here. These two tenants seems to always get on each others nerves. One filed a complaint that the other one is using the back office for entertainment, and it was that he had a party. So, he then came back and went after her stating that "maybe I should file a complaint and contact the authorities because I cannot always drive to my back unit because there's a blowup pool there along with her kid's bikes all over the place.

Any suggestions on how to deescalate the situation here? The kicker is that one of the tenants is a property manager too. He's the one who's contacting us on issues from this other tenant. Good news is he and his family are on a month to month lease; where as the other tenant isn't. The bad news is his rent is four times the other guy's rent who's on a yearly lease. Plus, still cannot file for eviction due to moratorium. Rather find a way where both can work together and live peacefully.

Post: On-prem Property manager vs all-in-one management softwares

Mike AdamsPosted
  • Port Chester, NY
  • Posts 209
  • Votes 156
Originally posted by @Joe Splitrock:
Originally posted by @Mike Adams:
Originally posted by @Joe Splitrock:

@Raj P. I think you are misunderstanding what all-in-one means. These are software tools for YOU or a property manager to manage a property. They don't replace the human. All that software means is YOU will become the property manager, just with tools to help you do the job. You may view it as saving money every month, but you will be trading your time. It could also cost you more to self manage through costly mistakes. A property manager has experience with hundreds or thousands of properties and tenants. That experience allows them to think critically to solve problems and avoid mistakes. 

So here is what YOU will be doing remotely:

- Taking photos of the property and loading them in software to list for rent

- Writing advertising text for the listing

- Determining rent price and approval criteria

- Applying local laws in your management

- Screening prospective tenants for showing

- Showing the property

- Verifying application information such as contacting employers and previous landlord

- Making approval or denial decisions based on applications

- Communicating with the applicant from application to approval or denial

- Setting up the lease and getting it signed

- Getting the locks changed at the property and getting the tenant their key

- Doing a move in inspection with the tenant

- Collecting rent, which is easy when people are paying. If they fail to pay rent, you need to call them or have someone stop at the property. In a worse situation you need to post notice on the door or evict.

- Inspections while the tenant lives there

- Determine validity of service requests. The tenant can report problems through a portal, but someone still needs to dispatch the appropriate service person to fix the problem. Handyman, plumber, electrician, HVAC. Some requests may be upgrades instead of repairs, so someone needs to approve maintenance requests. Large repairs need multiple bids, so you don't want software automatically dispatching people to the job site. What if the service person shows up and the tenant doesn't let them in? Who coordinates times and works through no-show issues by the service person.

- When tenant gives notice to vacate, someone needs to do a move out inspection. If items are not cleaned or damaged, someone needs to photograph and calculate costs for security deposit deductions. All these items need to be addressed prior to listing the property for rent.

I've yet to see a property manager do half of those things in the NY/CT area. We've been through several and they've all be horrible in one way or another. We've had been success in managing the buildings ourselves. You can get licensed techs from TaskRabbit, Thumbtack, HomeAdvisor, Yelp, etc. It's not that hard if you are in driving distance. If not, then yes, one needs to hire a PM. 

His question wasn't whether he should self manage or hire a PM, his question was between software and a PM. Software doesn't do the things I listed. If he wants to do those things or hire them done, then I agree he can self manager. The point is if you self manage, you are spending your time instead of paying a PM. 

 One can automate a lot of this. One can also hire a realtor to show the apartment and such. He can also find a handyman on here or one of the services I listed to do an inspection, clean-up and turn-over. However, with that said, additional things should be setup to monitor the place from afar. Namely, internet access, cameras, and wifi locks. Perhaps a camera in the basement too just to monitor any issues with the mechanics in the basement. Maybe a few hundred dollar investment that can allow him to monitor the property.  However, if he's in Cali and the property is in Ohio, then yes, it would be best to hire a PM. While possible, it's not practical to manage from that far away.

Post: On-prem Property manager vs all-in-one management softwares

Mike AdamsPosted
  • Port Chester, NY
  • Posts 209
  • Votes 156
Originally posted by @Joe Splitrock:

@Raj P. I think you are misunderstanding what all-in-one means. These are software tools for YOU or a property manager to manage a property. They don't replace the human. All that software means is YOU will become the property manager, just with tools to help you do the job. You may view it as saving money every month, but you will be trading your time. It could also cost you more to self manage through costly mistakes. A property manager has experience with hundreds or thousands of properties and tenants. That experience allows them to think critically to solve problems and avoid mistakes. 

So here is what YOU will be doing remotely:

- Taking photos of the property and loading them in software to list for rent

- Writing advertising text for the listing

- Determining rent price and approval criteria

- Applying local laws in your management

- Screening prospective tenants for showing

- Showing the property

- Verifying application information such as contacting employers and previous landlord

- Making approval or denial decisions based on applications

- Communicating with the applicant from application to approval or denial

- Setting up the lease and getting it signed

- Getting the locks changed at the property and getting the tenant their key

- Doing a move in inspection with the tenant

- Collecting rent, which is easy when people are paying. If they fail to pay rent, you need to call them or have someone stop at the property. In a worse situation you need to post notice on the door or evict.

- Inspections while the tenant lives there

- Determine validity of service requests. The tenant can report problems through a portal, but someone still needs to dispatch the appropriate service person to fix the problem. Handyman, plumber, electrician, HVAC. Some requests may be upgrades instead of repairs, so someone needs to approve maintenance requests. Large repairs need multiple bids, so you don't want software automatically dispatching people to the job site. What if the service person shows up and the tenant doesn't let them in? Who coordinates times and works through no-show issues by the service person.

- When tenant gives notice to vacate, someone needs to do a move out inspection. If items are not cleaned or damaged, someone needs to photograph and calculate costs for security deposit deductions. All these items need to be addressed prior to listing the property for rent.

I've yet to see a property manager do half of those things in the NY/CT area. We've been through several and they've all be horrible in one way or another. We've had been success in managing the buildings ourselves. You can get licensed techs from TaskRabbit, Thumbtack, HomeAdvisor, Yelp, etc. It's not that hard if you are in driving distance. If not, then yes, one needs to hire a PM. 

Post: Oregon extends rent repayment another year!

Mike AdamsPosted
  • Port Chester, NY
  • Posts 209
  • Votes 156
Originally posted by @Nathan Gesner:
Originally posted by @David Dachtera:

My first thoughts are that ...

"... two stimulus checks ..." (three, actually ... the second one was a total insult!) probably add up to less than three months rent. Not much help there for people who are out of work because of COVID. Some developed countries have been paying their people monthly - they put the U.S. to shame.

"... unemployment benefits that pay more than most people make when working full-time ..." $300 / wk is $7.50 / hr for 40 hours (poverty wages). Not much help there. Otherwise, UC payments are around 25% of one's wages / salary during their eligibility period, depending on the state. No help there, either.

"...rental assistance from government and private entities ..." Not common, and not wide-spread.

"... and a job market that is literally begging for people to work ..." part-time for poverty wages with no benefits.

"Most of my renters made more money during the time they were laid off than they would have if working full-time ..." Says a lot about the poverty wages they normally are paid.

About the only "saving grace" - if there is any - is the additional supplement for children / dependents. THAT may be what helps people get ahead on the rent in planning for going back to work at job that doesn't pay their bills / rent.

My $0.02 ...

David, you're wrong. 

I'll give you a local, simple example. Single female in a 2bedroom apartment that rents for $750. She lost her job as a waitress that paid $2,400 a month.

The first stimulus check was $1,200. Wyoming unemployment pays 4% of the highest quarter, which comes to $288 per week, $1,152 per month. Combine those two and she made $2,352 that first month.

Then add the $600 per week unemployment boost. That brought her income to $4,752 in her first month and $3,552 her second month. In two months of not working, she brought home $8,304 which is equivalent to 3 1/2 months of income and puts her ahead. She stopped paying rent when she lost her job but kept insisting she would catch up once the stimulus and unemployment money arrived. She didn't. After six weeks of promises and excuses, she cut off communication. We gave her notice and she moved out two weeks later. That's eight weeks with no rent payments despite the $8,304 she received. Our economy opened back up, she got two jobs right away, and - surprise, surprise - she is now driving around town in a 2020 Honda.

Poverty wage? Flipping burgers and waiting tables doesn't pay well because my 14-year-old can do it. Those jobs take no special skills or education and are intended to be entry-level jobs. If a 30-year-old is still working a "poverty level" position, it's because they don't want to put effort into improving their position in life. Anyone in America has the option of gaining a little education or skill and moving up the ladder. They could work a second entry-level job to build up capital instead of spending their time drinking with friends, binge-watching Game of Thrones, or spending $600 on tattoos. You know what I love about immigrants? They can enter this country with $7 in their pocket, no English, and no connections, yet they'll work their butt off and fight their way into the middle class while praising America for all the opportunities. Our own youth (and a growing number of adults) seem to think everyone has a right to be middle-class without putting in the effort. It's one of the ugliest things about our country and the spoiled youth we've raised.

Trying to argue logic to a left wing socialist is like teaching a 2 year old how to speak Arabic. It's a waste of time.

Post: Expensive repair on rental. Should I do it?

Mike AdamsPosted
  • Port Chester, NY
  • Posts 209
  • Votes 156

How far are you away from the building? I'd call around for some quotes.  Looks like a 3.5k max cost here in N Y. So, I'd assume you can get it for that or cheaper. Remember, the PM is upcharging you 20 - 30 %.

Post: Replace refridgerator or repair?

Mike AdamsPosted
  • Port Chester, NY
  • Posts 209
  • Votes 156

It's a tricky slope with appliances. In the past we've always replaced them, but we've been toying with the idea on trying to repair them if the price was right. But, as others have learned, with their diagnoses fee, labor fee and every other fee; it rarely makes sense. On a building we recently rehabbed, we replaced with all new Samsung appliances.. So far, two have failed and had to be replaced under warranty. We're going back to dumb appliances without the fancy gadgets and gizmos. These computer systems fail all the time.