All Forum Posts by: Robert Melcher

As a property manager, we always recommend to any clients that have a home warranty to let them lapse.  HW are specifically tailored for owner-occupied properties and depend heavily on minimum expenditures/life extensions for failing home systems.  The HW fees are essentially charging for the same services a PM performs as part of his/her duties, and delays in replacing these systems is better for the HW company, not necessarily better for you as a landlord.

An owner may tolerate these (often frequent) band-aid repairs, but most residents will tire of them and vote with their feet.

We have a troubleshooting video and a plumber/handyman who lets us know if we should charge back to the tenant. Some squawk, but its hard to argue when he shows them the penny, bottle cap, or LB of spaghetti. Most learn and move on....and it gives my guy a chance to look around without a formal "mid-lease inspection".

Other potential sources are executive rentals, where the home is part of a corporate compensation package (I have one rented that way now), and a messy divorce/chapter 13 bankruptcy where the client must disclose everything as part of the bankruptcy.  They can't buy at this time, so it is a good long-term rental.

Welcome Jesse!  Start with a few reading resources (your choice, but i started with Rich Dad, Poor Dad) to get in the mind set.

Understanding money is paramount.  Good luck!

Welcome, Sam.  There are many good resources in BP, including hard money and private funding.

First to have to get some skin in the game and show some success before it starts to get easier to get it, though.  Good luck!

Steve, if you don't allow pets:

1. they get them anyway, and you have to enforce the lease, or;

2. you eliminate half of your potential renters, especially families with kids.

I agree with Mark Poulton. My rentals are all solid floors, and there is a pet deposit.

Its a blank slate for decorating. Imagine a house full of area rugs over tile...

if you did give proper notice, you should be able to file for holdover.  The judge should immediately grant the forcible entry and detainee.  This is normally much faster that eviction for unpaid rent.

Then you can immediately file a writ of possession and the constable will schedule a set-out with you. He give's the tenant notice and shows up with you.  Bring a locksmith and moving crew, the Constable will stand there hand on pistol until everything is out in the curb.

I forwarded your post to our Plano office.  

Hi Lisa!  Welcome to San Antonio and to BP.

Good luck with your plans, they sound reasonable and are doable!

First step is testing. In Texas a service may be $250 for the test and $150-$200 for lab work on each sample to evaluate.  

Its always best to use a third-party independent and professional opinion. The pro can also offer an opinion for any tenant causes.

Then you can show findings and recommendations, and put it to bed for good one way or the other.