All Forum Posts by: PJ Singh

Thanks @Jon Holdman . I am planning to have contractor do it. However, floor elf will definately help to make sure they do good job thanks again

Thanks @Joel Montoya and @Alan Pederson for your input. I'll follow your advice. 

Thanks @Steve B. and @Dave Chapa for your feedback. I will definitely combine light switch and  exhaust fan. Based on pictures, one of the BP member ( contractor) is confident that it's poor design for shower and suggesting to redo it.

Do anyone has good reco for tile contractor? Wanna make sure, they do it right, Thanks

Thanks @Dick Rosen , @Jonathan Holmes, @Nathan Gesner, @Jim K., @Michele G., @Amy Beth, @Lynn McGeein & @Will G. for your comments. I have attached few pictures from my visit. 

Thanks everyone for your feed back. 

Attached are the pictures I took today. No peeling of paint was observed. Look like last time handyman didn't perform great job in re caulking bathroom shower.

Based on my visit today, here are my observations:

1) Seems like water does not drain fully and pool towards one side of bottom tub ( in 1st picture -right side of tub). As per tenant, the 1st picture was taken after 1 day of shower use. Which make me believe that the previously the tub was not installed correctly.

2) The black matter around edges, on tub and tiles, seems like its accumulating over time due to moisture in that area. The black matter does come easily.

3) Based on pictures, I don't think their is a leak behind tiles. The black matter is consistently all around the tub edges. Please correct me if I am wrong.

Solution: I am thinking to redo bottom tub, re grout and re caulk again. There is already a exhaust in bathroom. Also add moisture/motion detector switch for exhaust. Hopefully It should solve the problem. Not sure how much more it cost to demo shower and redo it.

Please provide your feed back . Thank you in advance.

Thanks @Benjamin Leung, @Sant Li and @Mike McCarthy for your input. Attached are the pictures I took today.  Benjamin, no peeling of paint was observed. Look like last time handyman didnot perform great job in re caulking bathroom shower. 

Based on my visit today, here are my observations:

1) Seems like water does not drain fully and pool towards one side of bottom tub ( in 1st picture -right side of tub). As per tenant, the 1st picture was taken after 1 day of shower use. Which make me believe that the previously the tub was not installed correctly. 

2) The black matter around edges, on tub and tiles, seems like its accumulating over time due to moisture in that area. The black matter does come easily. 

3) Based on pictures, I don't think their is a leak behind tiles. The black matter is consistently all around the tub edges. Please correct me if I am wrong. 

Solution: I am thinking to redo bottom tub, re grout and re caulk again. Also add moisture/motion detector switch for exhaust. Hopefully It should solve the problem. Not sure how much more it cost to demo shower and redo it. 

Please provide your feed back . Thank you in advance.

@Benjamin Leungundefined

Hi Y'all. Please provide guidance!

Background: I have a SFH rental in Houston suburbs (cypress area) which I have rented to same tenant for past 5 years. Tenant don't want to renew lease until potential mold problem is fixed. House is a 2 story, 2002 built home and has white tile around standing shower. Main bathroom is on second floor (attic on top).

Problem: Last year during lease renewal time, they raised mold issue around main bathroom shower (closer to base). They also mentioned that water doesn't drain properly. To re-mediate issue, I hired a handyman and re caulked the shower. I also mentioned to keep good hygiene, run exhaust fan in bathroom etc. Now again, tenant is bringing back same mold issue. Tenant think, the mold is behind the tiles and seeps to bottom part of shower where mold grows. Last week, I got water heater replaced and during that time I mentioned plumber to check , if there is any leaks in bathroom shower. He came back with nothing, as he did not see any sign of leak ( no peeling of wall paint).

Solution: Tomorrow, I am planning to inspect myself and try to find root cause of the problem. I will take pictures and post it here. I do think its a minor mold issue, however I do want to identify any leak problem (if any) and fix it. Here is few solutions which I am thinking:

Option 1: I was think to buy mold test kit from HD and test it myself. Also thinking of buying moisture meter to check reading. Not sure any significance to fixing problem.

Option 2:Re grout and re caulk entire shower. Change shower fixtures (handle, head etc). May solve the problem.

Option 3:Clear the drain pipe. (Never done it, no idea how much will that cost?).

Option 4: Install motion sensor switch or exhaust and/or combine light and exhaust switch.

Option 5: Demo entire shower and try to find issue and fix it from there. ( Obviously tenant suggest this option.)

I was wondering, if some one came across this issue and how you guys fixed it.

Note: I don't know if it matter to mention here. This mold issue and in general any other issue has been brought up frequently in past 1-2 years ever since my original tenant moved-in officially her boyfriend. I believe, BF was living for past 3-4 years out of 5 years. Last year, I mentioned them to include BF on lease. I am feeling that he is more demanding and bring any small issues. BTW: the reason he was living with my tenant because he was kicked out from apartment, based on rental history.

Based on my original tenant history, I do want to work with them. i believe that now they have 2 kids and want to live in nice neighborhood , they may tent to live longer here.However with her BF on board, I am also wondering should I terminate lease and move one to new tenant. Of course, there will be turnover cost ( already replaced water heater, planning to replace AC unit, flooring etc $10K).

Any thoughts, suggestions are highly appreciated. Thank you in advance !

Hi Y'all. Please provide guidance!

Background: I have a SFH rental in Houston suburbs (cypress area) which I have rented to same tenant for past 5 years. Tenant don't want to renew lease until potential mold problem is fixed. House is a 2 story, 2002 built home and has white tile around standing shower. Main bathroom is on second floor (attic on top).

Problem: Last year during lease renewal time, they raised mold issue around main bathroom shower (closer to base). They also mentioned that water doesn't drain properly.  To re-mediate issue, I hired a handyman and re caulked the shower. I also mentioned to keep good hygiene, run exhaust fan in bathroom etc.  Now again, tenant is bringing back same mold issue. Tenant think, the mold is behind the tiles and seeps to bottom part of shower where mold grows. Last week, I got water heater replaced and during that time I mentioned plumber to check , if there is any leaks in bathroom shower. He came back with nothing, as he did not see any sign of leak ( no peeling of wall paint).

Solution: Tomorrow, I am planning to inspect myself and try to find root cause of the problem.  I will take pictures and post it here. I do think its a minor mold issue, however I do want to identify any leak problem (if any) and fix it. Here is few solutions which I am thinking:

Option 1: I was think to buy mold test kit from HD and test it myself. Also thinking of buying moisture meter to check reading. Not sure any significance to fixing problem. 

Option 2:Re grout and re caulk entire shower. Change shower fixtures (handle, head etc). May solve the problem.

Option 3:Clear the drain pipe. (Never done it, no idea how much will that cost?).

Option 4: Install motion sensor switch or exhaust and/or combine light and exhaust switch.

Option 5: Demo entire shower and try to find issue and fix it from there. ( Obviously tenant suggest this option.)

I was wondering, if some one came across this issue and how you guys fixed it. 

Note: I don't know if it matter to mention here. This mold issue and in general any other issue has been brought up frequently  in past 1-2 years ever since my original tenant moved-in officially her boyfriend. I believe, BF was living for past 3-4 years out of 5 years. Last year, I mentioned them to include BF on lease. I am feeling that he is more demanding and bring any small issues. BTW: the reason he was living with my tenant because  he was kicked out from apartment, based on rental history.

Based on my original tenant history, I do want to work with them. i believe that now they have 2 kids and want to live in nice neighborhood , they may tent to live longer here.However with her BF on board, I am also wondering should I terminate lease and move one to new tenant. Of course, there will be turnover cost ( already replaced water heater, planning to replace AC unit, flooring etc  $10K).

Any thoughts, suggestions are highly appreciated. Thank you in advance !

Michael, here is the link to Houston permit center https://www.houstonpermittingcenter.org/. As Jim mentioned, you can go there at help desk on first floor or self service kiosk to get your ticket to planning department. Once you are in one department, they can move you around in different department under same ticket. Very helpful staff. I think last appointment is at 4 pm. 

Also, there a plenty of information on their website. Goodluck

My 2 cents: Few days back, I was checking rental rate on my existing rental property. Rentometer was giving rate of $1450/month, whereas average monthly rate (based on 10 rental properties of similar sq  ft and within 1-2 miles) was $1625/month based on HAR /Hotpads. Zillow gives $1700/month. Not sure how rentometer works, but it does underestimate rental income.