how much to charge? (by elliot [RI]) Nov 18, 2017 5:51 PM
how much to charge? (by Kevin [KS]) Nov 18, 2017 6:11 PM
how much to charge? (by RR78 [VA]) Nov 18, 2017 8:01 PM
how much to charge? (by RR78 [VA]) Nov 18, 2017 8:05 PM
how much to charge? (by Vee [OH]) Nov 19, 2017 4:50 AM
how much to charge? (by Steve [MA]) Nov 19, 2017 4:54 AM
how much to charge? (by elliot [RI]) Nov 19, 2017 6:54 AM
how much to charge? (by Robert J [CA]) Nov 19, 2017 9:26 AM
how much to charge? (by Vee [OH]) Nov 19, 2017 10:00 AM
how much to charge? (by RR78 [VA]) Nov 19, 2017 11:36 AM
how much to charge? (by Oregon Woodsmoke [ID]) Nov 19, 2017 12:21 PM
how much to charge? (by DJ [VA]) Nov 19, 2017 6:51 PM
how much to charge? (by elliot [RI]) Posted on: Nov 18, 2017 5:51 PM Message:
My 2nd floor tenant (like many of yours) likes to dump the dirty water into the tub instead of toilet after mopping the floor.. My handyman was outrageous on why people do that.
Anyway, it finally clogged the tub. I tried to snake from the access panel upstairs, pulled out couple bobby pins, didn't do a thing. We opened up 1st floor ceiling, replaced the old trap which is connecting through an inch half lead pipe to the main. It didn't fix the problem, ripped out entire ceiling to discover a sqare T before hitting 4" main, no wonder my snake doesn't turn.. We cut the joist and the section couple inches from the 4" main connector. It was clogged solid with dirty and hair.
It is a small bathroom. It took my handyman and his buddy 2 days to get it all fixed and put back. I am going to send a bill to the sec8 tenant and the case worker (with pictures as proof).
My question is, should I bill her at the rate I paid my handyman or add an uplift for my time and my aggravation? She is going to flip to receive a $500 bill.. (I am not ready to get rid of the tenant cos it is a cash cow and few tenant needs 6 bedrooms, 2nd and 3rd floor) --73.16.xxx.xxx |
how much to charge? (by Kevin [KS]) Posted on: Nov 18, 2017 6:11 PM Message:
Elliott,
Check laws in your state about up charging beyond actual bill. In my opinion, if this is a good tenant that pays well I wouldn't sweat the small stuff. That monthly check is probably worth a lot more than the $500 bill. Risk/reward is the key here. Good luck --108.200.xxx.xxx |
how much to charge? (by RR78 [VA]) Posted on: Nov 18, 2017 8:01 PM Message:
Sorry to disagree but would not be fair to charge her anything.
In court it would be to easy for her to win.
If your plumbing does not minimum acceptable standards you have to expect the occasional clog.
Just like if you had a 2" pipe on a toilet when 3 or 4 is standard. You would have to accept that you will have clogs.
Square Tee, so water will not flow like expected.
Old pipes, usually are not the expected/required size. For example I have seen plenty old galvanized pipe that was 1 1/2" now corroded to a 3/4" pipe.
It took years doing one at a time. But we finally have all drain lines updated. And know that another plumber could camera a line and see it has the acceptable size/flow. And no question when we charge a tenant for a clog.
Bobby pins and hair most likely just from a shower. A lot dump mop water thinking the amount of water will overflow the toilet. They just dont understand will flush itself.
And no difference since the toilet or bathtub water would have ended up in the same place. The 4" main that was clogged.
--73.177.xxx.xx |
how much to charge? (by RR78 [VA]) Posted on: Nov 18, 2017 8:05 PM Message:
Should have added. Even with old pipes we would still charge if we found something in the drain that was not considered normal. Such as baby wipes,tampons etc. --73.177.xxx.xx |
how much to charge? (by Vee [OH]) Posted on: Nov 19, 2017 4:50 AM Message:
If you have photos of the intentional drain jam - bobby pins, I think you would have a good case, do not share photos until court - no need for a bunch of lawyers to pick this apart before the judge can observe, just present case as cutting out jammed pipe, unable to remove blockage with conventional snake. Regarding payments if the cost is less than 1 month rent value then it should be paid in 1 month time - especially if caused in less than 30 days time, none of the 40bux a month nonsense. Dear tenant, we have no reports of a drain problem up to this date, we found the problem to be an obstruction that could not be removed using drain cleaning tools therefore we had to cut away the jammed drain line and replace, please add this repair to your monthly rent to avoid legal action. --76.188.xxx.xx |
how much to charge? (by Steve [MA]) Posted on: Nov 19, 2017 4:54 AM Message:
I concur with RR78, since the plumbing isn't able to adequately handle the tub draining, you're tenant should have to pay to correct the piping. However if it was caused by bobby pins, etc she should be billed for a drain cleaning. --72.93.xxx.xxx |
how much to charge? (by elliot [RI]) Posted on: Nov 19, 2017 6:54 AM Message:
I appreciate the boards input.. Here are some pictures of the plumbing part.
www.dropbox.com/sh/v13m0csxsz6znke/AAA-dKbonNO08ThtU7AoK3Pxa?dl=0
This house was built in 1920. This plumbing has taken many years abuse and never had such crazy solid clog until now..
I will probably present the bill and agree to go half and half. --73.16.xxx.xxx |
how much to charge? (by Robert J [CA]) Posted on: Nov 19, 2017 9:26 AM Message:
I am a plumbing contractor, besides a landlord/property manager. You have three main issues.
1) The tenants abuse/miss-use of a tub being used as a waste disposal (mop fibers & hair pins).
2) Old tub drain plumbing not to current code -- clogs easy and hard to snake/clean out.
3) Having a handyman try to snake a waste overflow of the bathtub -- standard snake vs a "Drop End Cable" or "A small 1000 PSI Jetter with a spring or drop end"
As a plumbing contractor with 9 snaking machines and 3 jetters, I can clear almost any line.
Most of my foreign tenants and some domestic tenants will make the mistake of flushing tampons down a toilet, use paper towel instead of toilet paper and dispose of dirty mop water down a sink or tub train -- causing a major clog. It is my responsibility to warn my tenants in advance of the "Costs" to restore/clean abused drain lines.
First offense during a tenancy, free.
Second time, $50.
Third time $100
Forth time, $250
--47.156.xx.xx |
how much to charge? (by Vee [OH]) Posted on: Nov 19, 2017 10:00 AM Message:
Photo 2 shows well, 7 and 8 better but 9 takes the cake - print these for court - if they do not like the split cost use court to resolve, clearly jammed solid and never would have passed if moving slowly/gurgling... --76.188.xxx.xx |
how much to charge? (by RR78 [VA]) Posted on: Nov 19, 2017 11:36 AM Message:
You also have to consider if the tenants would have passed if not partial block due to last tenant. --73.177.xxx.xx |
how much to charge? (by Oregon Woodsmoke [ID]) Posted on: Nov 19, 2017 12:21 PM Message:
You have tenants who mop the floor?? --174.216.xx.xxx |
how much to charge? (by DJ [VA]) Posted on: Nov 19, 2017 6:51 PM Message:
Very good, Oregon Woodsmoke!
The toilet?! I've never considered dumping mop water in the toilet. Don't see how that could be better than the tub - same drain. I personally dump it outside.
Seems like if it was a "Y" instead of a "T", you may not have the problem, so... questionable whether you can justify charging tenant...not sure about that. --68.105.xxx.xxx |
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