Won't drip (by Lana [IN]) Feb 16, 2021 4:55 PM
Won't drip (by S i d [MO]) Feb 16, 2021 5:03 PM
Won't drip (by NE [PA]) Feb 16, 2021 5:13 PM
Won't drip (by RentsDue [MA]) Feb 16, 2021 5:24 PM
Won't drip (by Richard [MI]) Feb 16, 2021 7:40 PM
Won't drip (by hubba hubba [CA]) Feb 16, 2021 7:51 PM
Won't drip (by Lana [IN]) Feb 16, 2021 7:58 PM
Won't drip (by Robert,OntarioCanada [ON]) Feb 16, 2021 8:16 PM
Won't drip (by Allym [NJ]) Feb 16, 2021 9:20 PM
Won't drip (by T [IN]) Feb 17, 2021 6:59 AM
Won't drip (by Oregon Woodsmoke [ID]) Feb 17, 2021 9:46 AM
Won't drip (by Hoosier [IN]) Feb 18, 2021 10:15 AM
Won't drip (by Lana [IN]) Feb 18, 2021 3:18 PM
Won't drip (by Robert,OntarioCanada [ON]) Feb 20, 2021 8:01 AM
Won't drip (by Lana [IN]) Posted on: Feb 16, 2021 4:55 PM Message:
So far only one unit has had a frozen line this winter and that one has has the bathtub hot water line freeze twice. This is a very old house with two crawlspaces one on side to kitchen and one on back to bath. Three years ago we ripped a small porch off the back tof house hen placed 2" sheet insulation over entire outside wall and taped seams. House is due to be wrapped and sided this year. Then we sealed all foundation holes. Heat taped lines along outside wall and put a gas heater in basement.
Last week when we got down to single digits I text messaged all tenants to open cabinet doors, start heat tape, and place BOTH hot and cold faucets at a steady drip/run on any lines that run along an outside wall.
i messaged this tenant to put both his kitchen faucet and bathtub faucets at a drip. After the first freeze, I asked him if both hot and cold water was on and NO just cold. He did not want to waste energy on hot water. So we thawed him out and then ran straw bales along back foundation. Last night the line froze again and this time they did not think it was cold enough to run faucets and they hate to waste hot water. They wanted to know why we did not come at 10PM last night in a snowstorm to thaw out line and what am I going to do about the freeze. We are due to drop below zero tonight so I sent a message to all tenants to Button up, open cabinet doors, plug in heat tape and set faucets to dripping BOTH hot and cold water.
I would bet money they are going to freeze tonight. My lease requires full compliance on preventing pipe freeze and I also state Tenant will share pipe thawing costs with me. Cost is largely handyman labor and LP fuel to run a salamander in basement.
Due to two crawlspaces this is my most problematic house, but I still need tenant help. Suggestions? --216.23.xxx.xx |
Won't drip (by S i d [MO]) Posted on: Feb 16, 2021 5:03 PM Message:
"He did not want to waste energy on hot water. "
"Dear Tenant, if you do not drip both your hot and cold pipes and they freeze up, then per our lease you will be responsible for the cost of us having to hire a professional plumber to come unfreeze them. Any damages due to burst lines will also be your responsibility. It costs less than $1 a day to drip faucets, maximum. Compare that to a $100+ bill for defrosting and possibly $500 or more for repairing busted lines. I recommend going with the less expensive option."
I call this "wallet training."
--107.216.xxx.xxx |
Won't drip (by NE [PA]) Posted on: Feb 16, 2021 5:13 PM Message:
I would run two pieces of electric baseboard heat in those crawlspaces during your next turnover and find a way to control them somehow that the tenant isn't going to find out. Crank them up during times like this.
If I was over there twice already for noncompliance regarding dripping pipes, I would charge him the full cost of the third unthaw. --70.44.xxx.xx |
Won't drip (by RentsDue [MA]) Posted on: Feb 16, 2021 5:24 PM Message:
Absolutely charge the tenant. I had one who texted me that she was “ closing off” a second bathroom for the winter so she didn’t have to pay to heat it. I thanked her for putting it in a text since I would be suing her for the damages. I would give tenant a NTQ. You are still allowed to protect your property. --75.133.xxx.xx |
Won't drip (by Richard [MI]) Posted on: Feb 16, 2021 7:40 PM Message:
Get rid of this tenant.
With an attitude like that, you have to wonder what else they will not comply with when you ask.
Find someone who will cooperate or just sell the place. prices are up and may well head down soon, all things considered. --24.180.xx.xx |
Won't drip (by hubba hubba [CA]) Posted on: Feb 16, 2021 7:51 PM Message:
Heat tapes with thermostats? Plug them in and forget about it. --157.131.xxx.xx |
Won't drip (by Lana [IN]) Posted on: Feb 16, 2021 7:58 PM Message:
Thanks Richard. I am seriously thinking of taking advantage of high prices out there as I can see where Landlording is heading. These Tenants have done well for what they are which is used to the entitlement system. Wife and son are on Disability and father has a fair paying full time job. Nonsmokers in their late 40s. They had lived with his mother for 5 years before moving to my unit. As soon as they were in my unit mother was talking about getting a service dog(they did not), they wanted me to build a wheelchair ramp for them, and they wanted me to get the house onto Section 8. I gave them permission to install a code compliant ramp(they did not), and refused to fill out Section 8 paperwork. They pay on time after I enforced late fees and communicate pretty well. I have had worse. --216.23.xxx.xx |
Won't drip (by Robert,OntarioCanada [ON]) Posted on: Feb 16, 2021 8:16 PM Message:
Crawl spaces are not well insulated where spray foam the underside will improve the situation. For a long term solution is to install a Uponor commercial Pex pipe in the warm area of the house then install pipe insulation where that should clear up freezing situation. Pex expands then contracts if pipe freezes. This winter is going through a extreme cold situation along with high snow fall. Outside it is around 40 cm. of snowfall where working inside then will bring snow blower out tomorrow. Down south the grid was not able to handle the demand where electric heaters caused large demand. A known tenancy is not perfect where a vacancy maybe worse. --99.236.xxx.xxx |
Won't drip (by Allym [NJ]) Posted on: Feb 16, 2021 9:20 PM Message:
Money talks. Dear tenant. It's going down to zero tonight so run the hot water and cold. Take ten dollars off your rent for that. Thank you. I get a lot of stuff done that way. --108.24.xx.xx |
Won't drip (by T [IN]) Posted on: Feb 17, 2021 6:59 AM Message:
NE probably has the best suggestion here. Here is what you know for sure:
1. Can't trust a renter to do what is needed. Some do, most don't. In the end, its costing you $$ and time freedom.
2. Sounds like you are "buttoning" it up. No holes, insulated, but still freezing
3. Add some heat. Small base board heater tied to a thermostat. Set at 50 degrees. Tenant will never hear it kick on, never know its there.... place it close to the pipes. --76.77.xxx.xxx |
Won't drip (by Oregon Woodsmoke [ID]) Posted on: Feb 17, 2021 9:46 AM Message:
Install heat tape on the plumbing that freezes. That should put an end to the problem. Even if this tenant leaves, you will probably have the same problem with the next tenant.
If you buy good heat tape, it has a thermostat so it doesn't run all the time. Only when it gets really cold. --76.178.xxx.xxx |
Won't drip (by Hoosier [IN]) Posted on: Feb 18, 2021 10:15 AM Message:
I agree with Sid, but...
for longer term, is there a simple way to rout the water lines differently? Instead of having them run up through the exterior wall, can they be brought into the crawlspace and run directly up to tub valve?
Or...of that's not possible, then next time you replace the tub (I know, that might be a long time off)...could you reverse the tub so that the valve is on the other side...thus putting the pipes 5' inside the crawlspace?
Also, do you have a vapor barrier in the crawlspace? This may help minimize cold ground temps from freezing in the crawl. I recommend a minimum 6 mil vapor barrier.
I don't know about you, but around here water is inexpensive...our personal water bill is only $38/month. If we get another cold spell in the next 1-2 months, tell the tenant you'll give them $10/mo discount for those 2 months to keep the water at a trickle if their bill exceeds the average of their last two bills.
This is not a serious comment, so don't take it that way...but maybe add to your application this question...
"Are you willing to waste a small amount of hot water by leaving your faucets trickle in the winter to prevent pipe freezing?" If the answer is no, reject applicant lol.
--99.92.xxx.xxx |
Won't drip (by Lana [IN]) Posted on: Feb 18, 2021 3:18 PM Message:
Good ideas Hoosier. I like the application question. We completely redid the bathroom in 2016 and my handyman then was supposed to reroute water line and super insulate when shower surround was redone. He did not do it the way I told him to.
He had a thing about women being obedient. --216.23.xxx.xx |
Won't drip (by Robert,OntarioCanada [ON]) Posted on: Feb 20, 2021 8:01 AM Message:
Often found with contractors if not around to inspect different stages of work the contractors will cut corners. A example when windows were installed the contractors keep the spray foam instead of installing spray foam around the windows even though the window company supplied the spray foam. Spray foam has the least heat transfer where in confined space the best option. First pipe insulation then that area is spray foamed where pipes are protected from freezing temperatures. It is always a good practice to have pipes installed in interior as much as possible. Now may have to break out wall then spray foam area. Fiber glass insulation is a garbage insulation where eventually there are air pockets then the becomes filled with mold where insulation properties are reduced. The local HD store pushes the sale of fiber glass insulation where rock wool and spray foam is more expensive upfront but over the long term will perform. In the house most of fiber glass insulation in the walls is filled with mold where going to remove then with DIY spray foam install spray foam. Last year broke out bathroom wall where spray foam wall then removed fiber glass in ceiling then spray foamed where now the bathroom is warmer then other rooms as the heat loss reduced. They will pick up in front of house where have drive to dump with a large bags to get rid fiber glass insulation. Since buying a thermal camera now can see the areas of the walls which have cold spots where over time will have break out remove fiber glass insulation the spray foam. --99.236.xxx.xxx |
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