Author Topic: Rental property....what have you fixed or replaced lately?  (Read 4637 times)

fishnfool

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Maybe sharing some our burdens will let some of the landlord stress release?

I won't go back into history too far cause after 13 years owning a two unit rental we could write a book.

January 2016
1. Replaced fridge unit #1

2. Tenant late on rent unit #2

February 2016
1. Replaced washing machine

2. Tenant late on rent unit #2

March 2016
0 issues

April 2016
0 issues

Collected $50 late fees x's 2 unit #2

May ....MAYbey no problems the rest of the year...not likely!

The fun never stops and let's hope the money doesn't either!

sol

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Re: Rental property....what have you fixed or replaced lately?
« Reply #1 on: May 01, 2016, 09:10:36 AM »
2016 rental expenses thus far, for two properties.

1. $10 and 20 minutes of my time to apply moss-out to a roof.

fishnfool

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Re: Rental property....what have you fixed or replaced lately?
« Reply #2 on: May 01, 2016, 06:20:29 PM »
2016 rental expenses thus far, for two properties.

1. $10 and 20 minutes of my time to apply moss-out to a roof.
Awesome, 2016 is being good to you so far!

Stachetastic

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Re: Rental property....what have you fixed or replaced lately?
« Reply #3 on: May 03, 2016, 09:11:38 AM »
2016 so far:

Got fed up with duplex drama and decided to convert back to single family. Expenses thus far include converting electrical, tearing out a kitchen, and all new flooring (yet to be installed). Next up: opening up a wall and removing a front door. Good times.

Drifterrider

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Re: Rental property....what have you fixed or replaced lately?
« Reply #4 on: May 05, 2016, 11:39:07 AM »
I had a low voltage/high voltage somethingorother fixed on my HVAC.  $221.


Beaker

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Re: Rental property....what have you fixed or replaced lately?
« Reply #5 on: May 05, 2016, 01:23:40 PM »
I used to have tenants that all worked for the same construction company. They had been chucking their trash in with the construction trash, so there was no service at the house.

With that, my favorite text message...

Quote
Our sewer line is clogged up with roots, tree fell on the house, washer broke. We all lost our jobs at <company>. The owner shut down the company. So we are going to need trash service.

This was on December 29th. Oh, and the owner shorted everyone their last 2 weeks pay, so they were all late with rent. Good times.

Fred2004

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Re: Rental property....what have you fixed or replaced lately?
« Reply #6 on: May 05, 2016, 05:02:48 PM »
AC unit shit the bed (15yrs old)... $1,800 (it is in FL)

I'm hoping for nothing else major...last year was the dishwasher...I'm assuming the w/d are on their last legs though :(

b4u2

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Re: Rental property....what have you fixed or replaced lately?
« Reply #7 on: May 09, 2016, 10:29:50 AM »
This year we had to do a bathroom remodel due to water damage. The damage was there prior to my wife buying the house with her first husband. The city finally decided it was time for us to fix the issue. I felt it could have waited but if I want to continue renting the house out I had to fix it. We replaced the bathtub with a new one. Replaced the old cast iron sewer line with new pvc, rerouted and corrected the sewer line vent. Centered the toilet so that it would be correct. Installed two new floor joists and sub flooring. New shower fixtures and the in wall plumbing. Laid new laminate flooring. Repaired and painted drywall. Installing bathroom vents and redoing dryer vents tomorrow. Roughly $2500

In past years I have replaced and fixed the dryer($90). I have replaced the washing machine($300). I had the bake part of oven go out($120). I also had 2 of the 3 outer doors replaced($700).

We need to replace the furnace in September($800). This one works but it's about 60 years old and my heating guy is nervous about signing it off again.

Luckily we have had the same tenant for 7 years and have made a little bit of money to cover these expenses. After this hopefully nothing breaks again for a while.

Secretly Saving

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Re: Rental property....what have you fixed or replaced lately?
« Reply #8 on: May 09, 2016, 11:48:51 AM »
Water heater replacement and exterior of house painted. 

YK-Phil

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Re: Rental property....what have you fixed or replaced lately?
« Reply #9 on: May 09, 2016, 12:14:01 PM »
2015: replaced fridge ($900) and dishwasher ($600)

2016: $0 to date...but tenant is moving at the end of the month, and we still have not found a new tenant, despite lowering the rent by $225...the Calgary real estate market which was burning hot two years ago with a vacancy rate of 0, is tied to oil, and so is the whole economy of the province...and it is not looking good lately...

Dicey

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Re: Rental property....what have you fixed or replaced lately?
« Reply #10 on: May 10, 2016, 07:33:20 AM »
Tenant texted last night to say gardener hadn't been there in a month. Since he's a dependable guy, I'm now worried about what fate has befallen him. Fortunately it's desert landscaping with no lawn, so I won't have the HOA on my back just yet.

BlueHouse

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Re: Rental property....what have you fixed or replaced lately?
« Reply #11 on: May 10, 2016, 12:59:13 PM »
Just in the past two years.  I can't remember further than that. 

2015 - multiple plumber visits to fix sporadic hot water issues.  $250 total
2015 - replaced water heater - $4200  (closed loop system.  Expensive part + additional labor for extra pipes)
2016 - replaced washer - $420
2016 - bi-annual maintenance check of all hoses and pipes to check for leaks (required by building COA) $90
2016 - bi-annual dryer vent cleaning  (required by building COA) $30

clarkfan1979

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Re: Rental property....what have you fixed or replaced lately?
« Reply #12 on: May 10, 2016, 02:55:15 PM »
Water line to the refrigerator. Should hear back from the repairman tomorrow.

Before that I replaced a washer ($250) and repaired a dryer ($59).

fishnfool

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Re: Rental property....what have you fixed or replaced lately?
« Reply #13 on: May 10, 2016, 06:00:38 PM »
Water leaks and water damage seems to be one of the issues we deal with most. I remember checking in on tenants once and having a conversation with them in the garage when I looked up I see a big wet spot under the upstairs bathroom. Sure enough the toilet supply line was dripping. No telling how long that was going on...ugh!
Same goes for the water line to the fridge on another episode.  The tenants couldn't find the shut off valve and knocked a hole in the sheet rock on the other side of the wall looking for it. For some reason the plumbers put it under the sink across the kitchen instead of right behind the fridge....go figure?

Hope 2016 is a good year for all of us.....
          HAPPY LANDLORDING!

SwordGuy

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Re: Rental property....what have you fixed or replaced lately?
« Reply #14 on: May 10, 2016, 07:02:40 PM »
We had a used dryer die.  No surprise.  I was hoping to get a bit more time out of it but that's how it goes.  Bought a new one which should last at least 10 years, maybe longer.

We've had a water leak to the fridge and the heating portion of the HVAC unit quit working.  Neither cost that much to repair.   

A couple of small things broke, again not all that expensive.   

Frankly, both our rentals are pretty new to the market so I'm actually quite pleased that's all that's gone wrong!