Muddy driveway (by Jen [OH]) Mar 11, 2019 2:51 PM
Muddy driveway (by Deanna [TX]) Mar 11, 2019 3:32 PM
Muddy driveway (by fred [CA]) Mar 11, 2019 3:33 PM
Muddy driveway (by fred [CA]) Mar 11, 2019 3:36 PM
Muddy driveway (by Deanna [TX]) Mar 11, 2019 3:44 PM
Muddy driveway (by Busy [WI]) Mar 11, 2019 6:18 PM
Muddy driveway (by plenty [MO]) Mar 11, 2019 6:43 PM
Muddy driveway (by Vee [OH]) Mar 11, 2019 7:50 PM
Muddy driveway (by MikeA [TX]) Mar 11, 2019 7:57 PM
Muddy driveway (by WMH [NC]) Mar 12, 2019 5:31 AM
Muddy driveway (by Landlord ofthe Flies [TX]) Mar 12, 2019 1:01 PM
Muddy driveway (by Jen [OH]) Posted on: Mar 11, 2019 2:51 PM Message:
Let me preface with some background information about the location I'm about to describe.
This location has individuals that currently live in it who disregarded multiple 24-hour notices to handle repairs that they complained to the city about. There was an eviction hearing over this and the court did not evict. The people had dogs which is why there was not entry regardless after the 24-hour posted notice.
The people have also threatened contractors. So given the information above, if the people were complaining they could not Park their car in the driveway because there are big muddy ruts and wanted something done with a dirt driveway.
Their lease is up early next year
Would you pay for gravel to go into the driveway? Also they had a boat and a trailer at the location previously. I don't know if that would weigh more than a typical vehicle and might have contributed. --199.114.xxx.xxx |
Muddy driveway (by Deanna [TX]) Posted on: Mar 11, 2019 3:32 PM Message:
I tried gravel. It lasted about a year or two before the tires kicked it into the yard and it was muddy again.
Now I try 2" caliche. I can get a truckload for about $250, plus another $50 to my guy to rake it flat. It works well, and has enough size to grind into the dirt and become more permanent, which the gravel never did.
I usually do my maintenance or improvements for the sake of the betterment of my property, rather than the worthiness of the tenant.
"Early next year" is still nine+ months away. I don't know what your weather patterns are, but we have two or three periods of significant rainfall due to hit between then and now. I wouldn't put it off until their departure unless they had plans to be gone in the next month, not early 2020.
--166.137.xxx.xx |
Muddy driveway (by fred [CA]) Posted on: Mar 11, 2019 3:33 PM Message:
Are they paying rent on time? If they don't use that as the reason for eviction.
Document your notices of inspections and repairs. You do have it in your lease, right?
This will be the proof that you tried to fix what the tenant complained about, but could not do when contractors were denied access.
The driveway condition is something else. If it gets muddy, you could have a grading problem. You will need to solve this, no matter who the tenant is. If the solution is gravel, then do it.
A boat and a trailer are pretty much two things that could be expected to park there, your parking area should be able to support them. --99.59.x.xxx |
Muddy driveway (by fred [CA]) Posted on: Mar 11, 2019 3:36 PM Message:
I forgot to add: asphalt or concrete driveways will be much better than loose gravel. --99.59.x.xxx |
Muddy driveway (by Deanna [TX]) Posted on: Mar 11, 2019 3:44 PM Message:
I priced my concrete. I can't remember the quote, but it was either $2500 or $4500'ish for a $475/mo house. Tried asking three guys for an asphalt quote and never got one, but I expected it to be in the four digits as well.
The 2" caliche has been in place for about 18-24 months so far. But if you're in a neighborhood, match the norm for the neighborhood. --166.137.xxx.xx |
Muddy driveway (by Busy [WI]) Posted on: Mar 11, 2019 6:18 PM Message:
Deanna, don’t know if you are anywhere near San Antonio, but a friend’s husband runs a business grinding used ashphalt shingles to mix with asphalt for roads. If I understand correctly, they have found that the ground shingles work well over gravel driveways, not quite as durable as asphalt, but much less dusty and more durable than long gravel driveways that are common out west of SA.
Jen, I grew up on a farm with a quarter mile long gravel driveway. With all of the heavy farm tractors, loaded trailers, the gravel held up well. Our drive had a natural low spot, the hay field next to it had an ephemeral pond (spring pond, dried up by summer.) Anyway, the low spot of the driveway would get potholes, then the blade would get put on the little tractor, and the driveway would get graded. Every few years, Dad would hire someone to spray oil on the driveway to control dust. I remember just once him having to hire someone to add more gravel, when it was getting too much mud.
I could not imagine just a dirt driveway ever standing up to even ordinary vehicle traffic. Spring snow melt would be a nightmare. Most boat, I would think, are probably much lighter than cars, so I wouldn’t think that would be an issue.
It’s annoying to have to fix things with people there who are uncooperative, but, as Deanna said, do it for the betterment of the property. --70.92.xxx.xxx |
Muddy driveway (by plenty [MO]) Posted on: Mar 11, 2019 6:43 PM Message:
Quarry process stone—also known as crusher run—is another good option for the top level of a driveway or walkway. Composed of a blend of smaller crushed stone and stone dust, crusher run typically includes a higher percentage of stone dust fines. As the gravel settles, the dust seeps into the spaces between the gravel and compacts, forming a smooth, semisolid surface. If you use quarry process stone in your project, it is essential to crown the driveway—grade it so that the middle is slightly higher than the sides—to ensure that rainwater will drain properly and also to reduce damage to the driveway.
Where i live we refer to this rock and cement dust mix as Midas but that may not be the spelling. Its relatively cheap. And i have it at one rental. Works great and is no maintenance. Sets up over time. --99.203.xx.xxx |
Muddy driveway (by Vee [OH]) Posted on: Mar 11, 2019 7:50 PM Message:
Add repairs to the next rent cycle, you might find the rent short and have to evict the bad tenants, solve that problem. Now you can disallow unregistered dogs, in my big city aggressive dogs is a 3 day cure, or shoot it you have a camera scope, best to get the latest state and local tenant rules and go to some landlord meetings to get successful eviction of you don't understand the process, there are eviction service lawyers to help you.
--76.188.xxx.x |
Muddy driveway (by MikeA [TX]) Posted on: Mar 11, 2019 7:57 PM Message:
Deanna,
I don't think you can get caliche outside of the arid regions of the southwest, it is high in calcium carbonate which causes it to bind much like concrete but it leaches out over time in areas where there is a lot of rain.
I do agree with you, it is an excellent roadway material. I grew up in Missouri where roads were built with limestone gravel and caliche doesn't redistribute like the non-embedded rock does but you have to have a good thick coat or the soil under it will get mucky in wet weather and cause potholes. --50.26.xx.xxx |
Muddy driveway (by WMH [NC]) Posted on: Mar 12, 2019 5:31 AM Message:
Around here it's common to use "crusher run" (I thought it was "crush n' run) and also concrete/stone dust for driveways and some roads. We need them to be permeable due to low spots and standing water.
On our own spaces we have first laid out a special fabric (Geocloth or something like that - it's NOT landscaping fabric) before spreading the stones and dust - keeps them from sinking in the mud. It holds up very well. --50.82.xxx.xx |
Muddy driveway (by Landlord ofthe Flies [TX]) Posted on: Mar 12, 2019 1:01 PM Message:
Don't use Caliche. We have Caliche formations in our backyard. The problem is that it breaks down into smaller fragments over time when exposed to the elements. We have Caliche boulders forming along our creek. Once exposed, they start fragmenting layer by layer. It doesn't take long until all of the boulder above the soil line decomposes.
The concrete/stone dust, we call it chat, works well. Just put a border around it if you want to contain it. --108.69.xxx.xxx |
Reply:
|
|