All Forum Posts by: Mike H.

@Jerry W. Thanks for the clarification.  That really helps.

This is a 2bd/2ba condo.  All water leak are from 2nd floor unit aged pipes.  All leaks had significant moisture enter the property at ceiling and wall.  I would say it would take 48 hrs to dry per occurrence.  Guest bathroom is the most of affected area, however the tenants told me verbally that they rarely use that room.  In conclusion, at worse scenario all 6 leaks might affect the tenants up to 12 days of time during this period due to the drying time.

Construction worker came in for repair work for two separate days, 8hr and 3 hr respectively.  

In the written contract we do not have a specific clause for this type of situation.  It is a standard Texas Lease, it focuses more on the responsibilities of tenant/landlord.  

They did not have any out of packet cost except the electricity used during construction time.

Does this info help? very appreciate your time and help!

@Elizabeth Colegrove I agree with you; the items that they are requesting are: 

1) the clean up work they have done before GC/Owner visits (inspection/repair).

2) Taking photos as documentation.

3) lost personal time as they need to be there watch over the pets so they don't accidentally run out.

4) inconvenience due to 2nd floor leak

Item 1-3 to me are obvious.  We never request them do any pre-clean  before any visits. photo worth thousands of words; it is a better way to report/communication. and it is not lost of personal time as we pre-scheduled visits to accommodate their time.

it does create inconvenience (@Jerry W. is this consider as loss of enjoyment?) however it is not cause by me and by signing a lease does not mean you get a brand new perfect property to live at.

I definitely don't want to set this as a start of a routine, but want to understand the boundaries.    

I own a condo property in Dallas area that had 5-6 leak incidents from the unit above.  I, as the Landlord have responded all repair coordinate/cleaning within 24hrs after the report.  However, the tenant is now threaten to suit for the inconvenience the leak has cause them during this period.  Am I obligated to compensate tenants anything? if any, I would think I should be responsible for the utility usage during the drying/construction time, and maybe cost of their old clothing used to soak up water. (although they told me it is okay since they are old clothing that they do not need).

your thoughts, or experience sharing is greatly appreciated.  Thank you in advance!

if your restroom is small, dark paint will make the space look even smaller.  Plus, if you have a large area of a "dark" paint, the end result will be slightly darker than the samples. 

While the group is discussing this "paint" topic, I have a question would like to ask you guys.  Would you use "Flat" or "Eggshell" for your rental units?

Per my understanding, eggshell is somewhat more impact resistant, however when comes to repaint, entire wall has to be repainted; spot touch up can not be done.

On the other side, flat paint is less impact resistant, marks can be easily left on the wall, however, spot touch up will make it look new; somewhat a cost saving at end of terms.

What is your preference and reason, if you don't mind sharing.  Thanks

what is the size of your property? a 6gl paint can cover a 1000 sf condo w/ 8' height walls. With that many color, you will be expected to have lots of waste / unused paint;  which are costs you have to take.  

I would suggest to have one color or two the most.  many colors will not add value to property, simple tasteful colors can do the magic.  or even one color and allow tenants to add color at their cost and paint back at end of lease.  That's my two cents.

@Shelly Swanzy 

This window question just never popped up w/ past tenants and so I have never had it cleaned on the exterior side.  my typical cleaning procedure includs steam carpet clean and professional cleaning of the interiors, fresh coat of paint and thought that should cover it all. 

I like your suggestion of having something for them to sign off for record. 

again, very appreciate everyone's knowledge sharing, hope I get to help you sometimes in the future as well. 

Thanks for all the great information and advices! I'll add one more item to my pre-move in work list. 

All,

I have a "stupid" question... does landloard respondsible for window cleaning?  I have a new tenant move in, I have taken care all the misc. small repair items, and not sure how to respond to a "all windows need to be cleaned" on their request.  any comments?

@BENJAMIN KELLY 

I would take @John Whittle 's suggestion to eliminate the problem than try to temp. patch the issue. 

@John Whittle would you be able to perform this repair from inside the basement and do you have an estimate of the material cost (range) based on your experience?