Friday, October 27, 2017

Update on Two New Duplexes: Maintenance Catch Up Status

On September 25th, we closed two new duplexes in Chatham. This is my first time working with a property management company. The company I am using is amazing (knocking on wood). They collected October rent from all of the tenants quickly, so transition was very smooth. Now, they are working on various required fixes and catch-up on maintenance. Communication is outstanding! The company office manager keeps me in the loop on all of the progress and replies to my questions very thoroughly.

I am truly grateful for their help.  Here is a list of items that need to be addressed, with some of my comments. Priority #1 are the most important and 5 least important. I'll post updates to this post as things get done.

Last updated: Nov. 3rd, 2017

Duplex A (#41 J)

Priority #5 - nice to have down the road:

  • Insulation blow guys - Attic add insulation
  • Done Oct 24 2017 Electrician - inoperative ground fault circuit interrupters (external)
Priority #4 - roof on porch is starting to rot:

  • Roofer - replace shingles on the front porch. Add ventilation
Priority #3:

  • Handyman - some missing bricks in foundation walls - patch with cement or add bricks
  • Done Oct 24 2017 Handyman - finish painting the deck. It is half painted
  • Handyman - need a new dryer vent
  • Handyman - some bulbs need to be replaced in 2nd floor unit
  • Done Oct 24 2017 Handyman - missing cover plates - external & basement
  • Handyman - new filter for the furnace - 20 x 20 x 1
  • Done Oct 24 2017 Roofer - downspout - extend front corner away from house
  • Roofer/Handyman - siding is lose and needs to be fixed (wind can blow siding off and cause issues)

Priority #2: - Moisture and water issues. I think this will cause a lot of damage if we postpone for too long.

  • Contractor - 2nd floor bathroom - renovation (toilet leaking & bathtub water/wall damage, need fan)
  • Contractor - 2nd floor - mold & water stains on walls in bathroom, hallway, and bedroom(?)
  • Contractor - 2nd floor - check windows, some are water damage; storm glass broken
  • Contractor - 1st floor bathroom - caulk & grout
  • Contractor - 1st floor - ceiling stains from bathroom above
  • Contractor - add a 4x4 post (notched joists) -?? I am not 100% sure what this was about...
Priority #1: 

  • Furnace serviceman - get service for the furnace (basement & 2nd unit). Old furnace. Inspector was not sure if heat will come on. 
    • Done Oct 24 2017 Inspection by heating/cooling company: one of two heaters is not making heat (fan was running) and unit to old, so new parts cannot be found.
    • Done Oct 24 2017 Furnace filter changed
    • Done Oct 27 2017 Heating company temporarily resolved the issue. Heater is currently working, but needs to be replaced. Property management is looking into finding a replacement unit
    • Done Nov 2 2017 Cost to replace with a pre-owned (aka used) unit ~$1700. Replacement is being scheduled.
  • Done Oct 31 2017 Increase rents
    • 90 day notice provided: Eff. March 31, rents will increase by 1.8% according to Landlord and Tenant Board Guideline


Duplex B (#141 S)


Priority #5

  • Future: House slopes inward towards the middle 
  • Future: might have to add electric heater to far end of 1st floor unit

Priority #4

  • Handyman - Flooring - 2nd floor carpet is partially removed - will need new flooring
  • Handyman - Walls - 1st unit - damaged(?)
Priority #3 - I THINK THIS IS IMPORTANT

  • Tree cutter - clean all branches off the roof & trim big tree - Tree branches scrape the roof,  will be heavy in winter and will most likely shorten roof life by a lot.
Priority #2 - I think this is all doable and should be fairly quick

  • Handyman - remove shed - tenants complained and it looks like a potential safety issue
  • Done Oct 24 2017 Handyman - add railings to front & side, fix loose railings (rear)
  • Done Oct 24 2017 Handyman - trim trees near walkways (trip hazard)
  • Done Oct 24 2017 Handyman - some rot on deck, boards should be replaced
  • Handyman - interior wire used for external light (replace)
    • Done Oct 24 2017 Inspection by electrician
  • Handyman - caulking of external light
  • Handyman - install cover plates where missing in the basement
  • Handyman - 2nd floor - toilet running & caulk & grout bathtub
  • Handyman - 1st floor - toilet leaking & caulk & grout bathtub
  • Handyman - Install missing screen on one of the windows
  • Handyman - weather stripping on the doors
Priority #1

  • Furnace - get service and cleaning for the furnace - less critical than in 41 Joseph, but should be done before it gets cold.
    • Done Oct 24 2017 Inspection by heating/cooling company: one of two heaters has been condemned and needs to be replaced
    • Done Oct 25 2017 Quote for new heater ~3K
  • Done Oct 31 2017 Increase rents
    • 90 day notice provided: Eff. March 31, rents will increase by 1.8% according to Landlord and Tenant Board Guideline