What Should (by Kma [PA]) Dec 10, 2017 7:32 AM
What Should (by Vee [OH]) Dec 10, 2017 7:45 AM
What Should (by JR [ME]) Dec 10, 2017 9:19 AM
What Should (by Nicole [PA]) Dec 10, 2017 10:27 AM
What Should (by Busy [WI]) Dec 10, 2017 11:18 AM
What Should (by AllyM [NJ]) Dec 10, 2017 11:47 AM
What Should (by Kma [PA]) Dec 10, 2017 12:09 PM
What Should (by Dave [MO]) Dec 10, 2017 12:47 PM
What Should (by Ed [PA]) Dec 10, 2017 1:03 PM
What Should (by cjo'h [CT]) Dec 10, 2017 1:21 PM
What Should (by cjo'H [CT]) Dec 10, 2017 1:41 PM
What Should (by Busy [WI]) Dec 10, 2017 2:15 PM
What Should (by Kma [PA]) Posted on: Dec 10, 2017 7:32 AM Message:
Hi All, One week ago, I have a plumber put a new backyard drain 3" pipe. The plumer need to dig the ground inside the house about 2 feet squares in order to connect the 3" backyard drain to 4" the main drain pipe. Before cutting the main drain pipe open and connect the backyard drain. The plumer plushed the toilet with bleach serveral times. Due to small space and close to the wall, the plumber reduce the 4" pipe to 3" and connect the 3" backyard pipe to the 3" sanitary tee ( T-trap ). So the main drain pipe reduce to 3" pipe where 3" backyard drain connect and go back to 4" main drain pipe. Cutting main drain and connect backyard drain took about 20 minutes. Tennant teenager who stay at home during that day, The teenager complain about smell. The teenager took some pictures. I was there, it din't smell anything. The whole work took one day.
The next day, when I stoped by to have the tenant sign some paper, the tenant told me about the toilet problem. Two toilets one in the 1st floor and one in second floor. Reducing the 4" main drain pipe to 3" and back to 4" pipe cause first floor toilet bubble and water flash up about 2" to 3" in the toilet when the second floor toilet is flash. I told tenant I will contact him tomorrow to fix the toilet. Next day, I call tenant, no reply. I text, no reply. I call his teenage daugter if i can talk to her dad, no pick up. I nock at the door no open. I put the letter to contact me, so I can schedule to fix the toilet, no reply. In the letter, I told him to use only one toilet which first floor toilet until the toilet is fix or close one toilet.
I can put a letter 24 hour notice to enter and fix the problem but I don't want to do that. I don't want to enter in an environment which is not welcome.
Last month tenant paid rent $100 short. This month They had not paid yet. I gave them 10 days notice. I appreciate for any advices or suggestions. Thank in advacne. --172.58.xxx.xxx |
What Should (by Vee [OH]) Posted on: Dec 10, 2017 7:45 AM Message:
There is no time like the present to download - print and understand your local and state tenant laws, I suggest placing them into a 3ring binder and flip over for the state laws - now you have rental helper 101, it is common law that you can only have entry by adults so don't expect children to give you access for repairs (that should have been fixed correctly the first time), it almost seems like this house did not have functioning plumbing when offered for rent - changing to an undersize pipe will not help - plan to get this corrected just after the holidays. About late or short rent - what does your tenant rules say about this - you need to know your court timing and begin to evict for unpaid rent - our leases have many clauses but there is no Santa Claus in a rental agreement. --76.188.xxx.xx |
What Should (by JR [ME]) Posted on: Dec 10, 2017 9:19 AM Message:
1. File for eviction. If you don’t know exaclty how to do this, and I would suspect you don’t from the question you posted, hire a flat fee eviction attorney to do this for you. If you don’t know who this is, ask the clerk at your courthouse for a name of who does the most evictions in that court.
2. I find life is too short to try to beg non-communicative tenants to talk to me. Based on what you said, water going up a couple of inches in downstairs toilet when upper one flushed does not sound like it rises to a hability issue, so I would stop trying to fix it until and unless your tenant contacts you or he is gone. --98.13.xx.x |
What Should (by Nicole [PA]) Posted on: Dec 10, 2017 10:27 AM Message:
agree that you should contact an attorney. while many of us can handle evictions relatively easy ... most times ... when you ask the basic questions and you've done nothing since last month's nonpayment and now the 10th with no payment, help will move you along the quickest and cheapest way.
as for fixing toilet, post the notice with some leeway (such as 72 hours notice), go there with plumber and wait while he takes care of it. --72.95.xx.xxx |
What Should (by Busy [WI]) Posted on: Dec 10, 2017 11:18 AM Message:
Also, No more texts or calls to minors. Also, never be in property with only a minor home. (You had plumber with, so you weren't alone with minor.) You had said teenager, so, they may have been adult, but , in case they were minor, better to protect yourself. --172.58.xx.xxx |
What Should (by AllyM [NJ]) Posted on: Dec 10, 2017 11:47 AM Message:
I would call a different plumber, a better one, and explain what happened and get a second opinion. If the first plumber did this wrong, then sue him in court. If permits are required in your town and he did not get a permit, talk to your town inspectors about how to make this right.
The tenants are not behaving as they should. You can find a lawyer to take them to court for rent payment. Ask another landlord at a big rental, who they use. --73.33.xxx.xxx |
What Should (by Kma [PA]) Posted on: Dec 10, 2017 12:09 PM Message:
Related to minor ( teenager ), I believe his daughter is between 12 to 16 years old. Before putting a new backyard drain, I need to schedule with tenant, the tenant told me his phone was not working. He told me I could call his daughter if I want to contact him. I called his daughter a few times in order to contact him. --172.58.xxx.xx |
What Should (by Dave [MO]) Posted on: Dec 10, 2017 12:47 PM Message:
Proceed with evictions as others have stated. Find a local Attorney to get legal advice for your state, before they get behind anymore. I think he is trying to avoid you by all means. --72.24.xx.xx |
What Should (by Ed [PA]) Posted on: Dec 10, 2017 1:03 PM Message:
Evict for non payment, leave anything about the plumbing out of your story in front of the magistrate. It has nothing to do with the eviction. For your first time you should get a flat rate eviction lawyer.
As for making repairs you can post a notice that you intend to enter for repairs and the tenant is not required to be there. PA law requires reasonable notice, 24 hours is reasonable for something that is not currently working like a toilet. If it is for a minor repair it is better to provide more notice like 72 hours.
Plumber was lazy and certainly should not have reduced the main from 4" to 3" and back. I'm pretty sure that is against code. If plumber works for bigger company call them to send someone else to do the job right. If plumber is sole proprietor call someone else to fix his screw up and don't use him again. --72.95.xxx.xx |
What Should (by cjo'h [CT]) Posted on: Dec 10, 2017 1:21 PM Message:
Kma, this is Sunday and the sun is shining,which is good.Yesterday it was snowing,which was bad,but not as bad as it might have been..water flows as well through a three inch pipe just as well as it does through a four inch one. The water is clear.someone is trying to muddy the water,don't let them? Its the middle of the afternoon here and the snow that fell and covered all the shrubs and bushes is melting,which is also good.I.I'm having a small glass of Orange juice now,why don't you have one too,and tomorrow morning,like Dr. Mike says. Go to the courthouse and file an eviction order on these non-paying tenants.In sixty some years of being in this country and owning property,I've never had to,Irish luck,I suppose,the kind you find lying around on St.Patricks' Day.Miss Ally usually gives good advice, but this time I'd ignore it, just because they named a Storm after her.Forget about calling another plumber.Just have your small glass of juice,and tomorrow,courthouse,doesn't matter if the roads are still slushy.charlie................................................................. --174.199.xx.xx |
What Should (by cjo'H [CT]) Posted on: Dec 10, 2017 1:41 PM Message:
I wouldn't worry too much about permits either, they don't make the plumbing work any better one way or the other? Get the glass of juice ,mix a half jigger of Absolute with it,won't do you any harm,after all it's Sunday,you're not going anywhere,.............. . are you?...............................Catal.......Slainte...............down the hatch.........agus. May the road rise to meet you,May the wind be always at........................your back,and until................... --174.199.xx.xx |
What Should (by Busy [WI]) Posted on: Dec 10, 2017 2:15 PM Message:
Not a fan of going through a minor's phone to contact tenant . Me, I'd refuse that. If tenant has no phone, just post notices as you have been doing.
Yes, keep plumbing and non payment of rent items separate, as Ed said. Fix the plumbing, regardless of rent paid or not. Move forward on eviction, regardless of plumbing. Separate issues, and you have been addressing the plumbing, so, even if tenant were to try to claim otherwise.
And never have yourself or plumber alone in property with a minor. ( Sounds like you didn't. Good. Keep that going.)
I, myself, like permits pulled. Should be harder for tenant to ever claim things weren't being fixed when the permit was already pulled. Especially if the property has a history of other permits being pulled.
Funny how we all have different 'security blankets' in this business. I like having that city inspector's stamp of approval. --172.58.xx.xxx |
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