All Forum Posts by: Robert D.

Once again I turn to this great forum for advice.
I have had this tenant in my rental for approx 7 yrs. I didnt know much back in the day and am constantly learning. anywhoo she left a $700 deposit. fastforward august 1 she turns over her keys, actually she left them on kitchen counter for me because she claims she is going on vacation. I get in there and house is pretty trashed. I take pictures and all that good stuff. I assumed she figured she lost her deposit. didnt hear from her till today asking for her deposit back. i told her that she left the place in shambles. she said she took great care of the place. i have pics showing otherwise in anyones opinion. she said i will see you in court then. end of conversation.

ok so im a contractor(small peanuts). I have had no work. ive been living off my savings. i couldnt afford to bring in any help so i did it all myself. so i got the work done.

my question is. i know i can charge materials against her deposit but what about my time? would a court find that acceptable. not trying to make money just dont think its fair that i put in all that time and money in materials to have to give her the deposit back. can i say my business did the work therefore i need to get paid and charge that against her deposit? any advice welcome, please help.

side note; just a lil sample...she decided somewhere down the line to paint trim of house and didnt care where she got paint on. same goes for one of bedroom walls, paint everywhere, wall paper in one room torn and shredded to pieces, and stopped mowing lawn seemingly 2-3 months before she moved out and ALL sprinklers are broken. yes i know its my fault for not checking up so please dont bludgeon me on that subject. i need to see how i can work this out. thx

thanks guys i had an electrical contractor come out and look at my system. house is old enough that will need a subpanel if going the 220v route, or at minimum will require dedicated circuits in the garage for 110v as the prospective tenant claims he can bring down his tools to 110v. Tools he use is a compressor and a table saw. I beleive tenant said he runs it 220v because it uses less electrictiy, either way i told the contractor to spare no expense in keeping the house safe from possible electrical overload. Tenant will have to pick one of these. $3029 for subpanel with (2)220v plugs. $2600 for (4) circuits of 110v. I have another contractor coming out today for another bid. thanks for all the advice so far, keep it coming.

ok guys, dumb question here. go easy on me i already said i know little about this...my panel is at the rear at the house. my garage is at the side of the house meaning the garage door faces the main entry door. house is shaped like an "L". :mrgreen: will there be electrical conduit pipe running around the perimeter of the house or can it be run thru the attic?

Brian, ill will have to ask him the specific reason why he wants 220. i dontwant him running a business out of the rental 24/7. he made it seem like he would need occasional access to 220. he is employed as a maintenance manager at a convalescent home. i asssumed once ina while he would need 220 to touchsomething up at home. once he wrote me a check i noticed if had a dba on it and at that point he did say he was self employed and im assuming he contracted out his service to the place he works at. i need to clarify the extent of his workthat will be taking place at the rental.

Don, so it would be adding a 220 outlet? off of the panel, running a leg like you said. it would be on its own breaker im assuming. thats what i would want it to be a good selling point, an asset to the home. does insurance see the additional garage w 220v any differently, higher insurance costs? i will look into all that and of course must be a licensed professional. thanks

thanks for the quick response. i believe he wouldnt be changing it comletely. adding to the garage only. im sorry for the confusion. i will have to confirm. like i said i know nothing about electrical.

so i own this older home built in 1959 here in california. i found a great rental candidate. i think we all know how hard it is to find decent people now a days. anyhow he needs 220v to do some carpentry work at home. he is willing to add or change to 220v all at his expense from start to finish. i have no idea what it entails. i recall when i lived at that home that i wanted to do the 220 deal. i see no harm in this but would like to get your opinion. i told him it needed to be done by an electrical contractor and per code. and also that it should not make any eye sores on the house. this is all talk at the moment as i still need to run his credit etc. need some advice. thanks in advance.

Hey all, ok I hope Im posting in the right place. Heres my situation: I own this rental property which actually was my first residence. It is also a place where I may move back into due to some financial strains recently. It is a single story.

Problem is this. I need an extra bedroom. Ive talked to the local city guys and square footage wise I am literally maxed out, actually Im over the max by a wee bit. I believe no more than 33% of the lot's size may be a structure. So permit would not be granted.

Question is this: If I were to build the extra bedroom, without a permit, which would be modest in size with no plumbing, just electrical and some a/c ducting....what kind of repercussions would I be looking at if city were to find out?

Everything would be done to code spec. if not better just to assure there would be no problems down the line.

Some of the stuff I have heard is worst case scenario they would make me tear it down. Which I dont plan on spending a whole lot in building as I and some friends can accomplish the building on our own. So not to worried about what I would lose their money wise, it will more than pay for itself in its use. I am concerned with large fines!!

What say you? thanks in advance....Rob

Steve, the single member LLC's you mentioned, are they real estate holding LLC's or a business LLC?