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The upkeep and improvement of rental property is vital to continuing economic viability. Property that is not regularly repaired and refurbished is not able to compete effectively for new tenants, except with discounted rents.
A practice of deferring maintenance, and lowering rents, leads to a downward spiral that is hard to reverse.
Many mom and pop landlords estimate and allocate 5% of gross income for maintenance and repair. However, national studies indicate an average real cost of $700 per unit in a large complex, to $1,100 for single family homes. If you think you are not spending that much, perhaps Pop, or Mom, are not being paid for their labor.
How do I ...? Change locks?
Install a deadbolt?
Make Master keys?
Paint?
Landscaping Questions
Talk About Maintenance: MRT, (Maintenance and Repair Talk) On-line, on-going and searchable - tips, tricks, questions, answers and discussion. Smoke Detectors
RepairClinic.com where you can buy an appliance part and get free appliance repair advice for your washing machine, dryer, stove, oven, range, refrigerator, dishwasher, disposal, cooktop, microwave, dehumidifier, freezer, ice maker and more. We carry parts for all major brands of appliances including Frigidaire, Kenmore, Whirlpool, GE, Amana, Maytag, Magic Chef, Sears, Hotpoint, Kitchen Aid, Jenn Air and more.
A-1 Appliance Parts Repair Forum
Links to Additional Info:
Is there government money available for rental rehabilitation?
Is there maintenance help available on the web?
Where can I buy supplies wholesale?
Helpful Hints  A study was done for the hardware industry several years ago; it found that the average homeowner plumbing repair project required three trips to the hardware store. Don't begin a plumbing project unless you know a plumbing supplier is open for business. Many hardware stores are open on Saturday and Sunday, but the professional plumbing suppliers usually close by noon on Saturday if they are open at all on the weekend.
PLUMBER-LESS SOLUTIONS FOR CLOGGED DRAINS Clogged or sluggish drains are bad news for your rental unit’s plumbing system. But, they are common and we have several options - short of calling a plumber - for getting rid of them.
ENZYME WARFARE: It's no longer necessary to use highly caustic drain cleaners. While the new relatively harmless enzyme cleaners, like Liquid-Plumber Build-up Remover, are not recommended for completely clogged drains, they will help clear out slow-draining pipes.
A good workout with Old Faithful is still an effective cure for the common clog. If you re trying to free-up a blockage in a bathroom sink, be sure, that the overflow holes have been taped shut or are being held shut by a helper wielding a wet washcloth. Fill the sink with several inches of water with the drain closed. Place the plunger cup over the drain and open the drain. Give the plunger about a dozen forceful thumps. Repeat as necessary.
HIGH PRESSURE WATER: Clogged sinks also respond to a high-pressure water stream device like the Drain King that hooks up to a garden hose and a nearby water source. You can usually find it in home supply stores. Be sure to measure your drain diameter before going shopping, however, because the tool comes in several sizes. Bathroom sinks would need a 1-2-inch size Drain King.
 If you can't flush it or plunge it, you may have to turn to a tool designed specifically for opening clogged toilets. It is the most effective tool available for common problems, like too much tissue or sanitary napkins. It does not work well on Barbie dolls or toy trucks. If there is something lodged in the passageway that you can't dislodge, the toilet will have to be lifted from the floor. You may be able to reach the culprit from the bottom of the bowl, if not, the bowl will have to be replaced.
SNAKE CHARMER: Even resistant pipe clots find it hard to say no to the long metal cable known as a plumber's snake. Before using the snake open the trap under the sink to be certain there are no obstructions there. Then thread the snake into the drain until it hits and removes the blockage. When you replace the trap it's a good idea to replace the washers. And, incidentally, if the snake DOESN'T work, NOW is the time to call in the plumber and his heavy artillery.
Landscaping
Why should I aerate my lawns?
Grass, like carpet, in areas that get heavy traffic need special attention. Compaction compresses the soil so the roots can't grow well, it also drives the air from the root zone which is critical to the turf's development. Aeration allows air to enter around the root zone, and allow fertilizers, other nutrients and water to enter as well. The results are quit surprising. One of the sure signs of compacted soil in bluegrass and fescue turfs is when the grass tends to clump up and leave open areas between the clumps. Sports areas and heavy walk areas tend to be the worst, these areas should be done at least every quarter, and normal to light areas once to twice annually.
Why not prune shrubs with power or hand shears?
Because you don't know how. Pruning is typically performed by untrained and certainly unskilled individuals with little or no supervision. Shearing or hedging shrubs, other than formal hedges, makes more work than necessary. Each time a cut is made on a twig of most any size, two new shoots appear in it's place. Therefore, when indiscriminate shearing occurs many twigs get cut generating much more growth the next time pruning is necessary. When selective pruning is practiced, single cuts are made within the shrub, reducing the shrub's size, opening up the plant, and eliminating a lot of growth to be pruned next time. The true key to this is training training training . This practice not only allows the plant to grow to it's intended shape, but it generates time to do other more productive tasks.
Should I use a mulching mower, or collect the clippings?
"Grasscycling" is the natural recycling of grass by leaving clippings on the lawn when mowing. Grass clippings decompose quickly and release valuable nutrients back into the soil. A large portion of our waste is made up of grass clippings and in some states now prohibit grass in their landfills.
Many lawnmower manufactures have developed mulching or recycling mowers. These mowers utilize a special blade to keep the grass suspended long enough to cut grass into small pieces. By eliminating the discharge shoot and grass catcher the small pieces are forced back into the soil. This prevents unsightly clumps of grass laying around on top of freshly mowed lawn.
How often should I cut my grass?
Cut your grass when it is dry and keep the mower blades sharp. Frequent mowing with recycling mowers will not hurt the lawn's looks. You may have to cut every five days when the lawn is growing fast and every seven days when the lawn is growing more slowly. Proper mowing, watering and fertilizing results in successful "grasscycling". It is important that no more than one third of the total height of your grass is removed in any one mowing. |