U get what u pay
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U get what u pay (by David [MI]) Jan 12, 2022 9:42 AM
       U get what u pay (by NE [PA]) Jan 12, 2022 9:45 AM
       U get what u pay (by NE [PA]) Jan 12, 2022 9:46 AM
       U get what u pay (by Ken [NY]) Jan 12, 2022 9:55 AM
       U get what u pay (by Dave [MO]) Jan 12, 2022 9:59 AM
       U get what u pay (by myob [GA]) Jan 12, 2022 10:00 AM
       U get what u pay (by WMH [NC]) Jan 12, 2022 10:06 AM
       U get what u pay (by Robert J [CA]) Jan 12, 2022 10:07 AM
       U get what u pay (by Jason [VA]) Jan 12, 2022 10:17 AM
       U get what u pay (by Allym [NJ]) Jan 12, 2022 10:28 AM
       U get what u pay (by David [MI]) Jan 12, 2022 10:29 AM
       U get what u pay (by myob [GA]) Jan 12, 2022 10:39 AM
       U get what u pay (by MikeA [TX]) Jan 12, 2022 11:30 AM
       U get what u pay (by LisaFL [FL]) Jan 12, 2022 11:39 AM
       U get what u pay (by dave [CA]) Jan 12, 2022 1:32 PM
       U get what u pay (by plenty [MO]) Jan 12, 2022 1:52 PM
       U get what u pay (by 6x6 [TN]) Jan 12, 2022 2:02 PM
       U get what u pay (by MAP [NY]) Jan 12, 2022 3:24 PM
       U get what u pay (by T [IN]) Jan 12, 2022 3:36 PM
       U get what u pay (by RB [TN]) Jan 12, 2022 3:44 PM
       U get what u pay (by Roy [AL]) Jan 12, 2022 4:05 PM
       U get what u pay (by LeePookie [IN]) Jan 12, 2022 4:14 PM
       U get what u pay (by MAP [NY]) Jan 12, 2022 4:53 PM
       U get what u pay (by don [PA]) Jan 12, 2022 5:15 PM
       U get what u pay (by Ken [NY]) Jan 12, 2022 5:46 PM
       U get what u pay (by Pat [VA]) Jan 12, 2022 8:38 PM
       U get what u pay (by tryan [MA]) Jan 13, 2022 1:30 PM
       U get what u pay (by Gene [OH]) Jan 13, 2022 9:57 PM

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U get what u pay (by David [MI]) Posted on: Jan 12, 2022 9:42 AM
Message:

Water heater replacement

Company 1) reputable local HVAC +electrical company , flat $1100 including permit. 17 day wait

Company 2) reputable local HVAC company, $1400 not including permit. Only 1-2 days wait

Other places,including bigbox, are similar to company 2 pricing.

Would you make tenant wait an extra two weeks for hot water to save yourself 400 bucks? --50.4.xxx.x




U get what u pay (by NE [PA]) Posted on: Jan 12, 2022 9:45 AM
Message:

Id do it myself in 2 hours For the cost of material and a coffee. --174.198.xx.xxx




U get what u pay (by NE [PA]) Posted on: Jan 12, 2022 9:46 AM
Message:

Furthermore, I would say that to weeks without hot water is a habitability issue. Get moving. --174.198.xx.xxx




U get what u pay (by Ken [NY]) Posted on: Jan 12, 2022 9:55 AM
Message:

That is not reasonable to make a tenant wait that long provided the rent is current.I have a friend and partner who owns a heating company and he would do it for me next day if i didnt have a handyman available. Question for you if the water heater broke in your house would you wait 17 days for $400? how about your wife? --72.231.xxx.xxx




U get what u pay (by Dave [MO]) Posted on: Jan 12, 2022 9:59 AM
Message:

Hot water tank is a diy if you have to wait 2 weeks to save $$$. See MYOBs post 2 people 1 hour simple job if using same tank size and easy access to drain and remove old tank and install new tank with steel supply lines not the flex lines they have black rubber inside that will break loose and clogged faucets at a later date. No way I would pull a permit for this job. Gas hwt run about $500.00 here.

Take a dolly with you and get it done. --174.202.xxx.xx




U get what u pay (by myob [GA]) Posted on: Jan 12, 2022 10:00 AM
Message:

absolutely not. Even if they are in arrears. Don't get to their level -- . --99.103.xxx.xxx




U get what u pay (by WMH [NC]) Posted on: Jan 12, 2022 10:06 AM
Message:

Rent should not be tied to property maintenance and habitability in the first place.

Making someone wait TWO WEEKS (in the middle of winter!) for hot water to save $400 is ridiculous.

Learn to do it yourself. --50.82.xxx.xxx




U get what u pay (by Robert J [CA]) Posted on: Jan 12, 2022 10:07 AM
Message:

As a landlord and plumber, I CAN NOT ALLOW a TENANT IN LOS ANGELES, Santa Monica or West Hollywood to go without HOT WATER for more than 24 hours.

Trying to get the manufacturer to send parts or a replacement water heater under warranty takes an act of god -- or 3 to 4 days at best. In the mean time tenants need hot water. So I've constructed a regular 2 wheel dolly with a 30 pound propane tank resting on the bottom plate of the dolly and a tankless propane on demand water heater mounted on the upper part of the dolly. With a couple of long hoses I hook up this temporary water heater to provide hot water for showers and cooking. NO baths. --47.155.xx.xxx




U get what u pay (by Jason [VA]) Posted on: Jan 12, 2022 10:17 AM
Message:

How much will it cost you to put them up in a hotel for two weeks? --50.202.xxx.xx




U get what u pay (by Allym [NJ]) Posted on: Jan 12, 2022 10:28 AM
Message:

Hell no. Would you wait for somebody to fix your house heat? Or your car? Or you ham and eggs at the restaurant? You are in business to provide a service. I called a place to fix my snowblower on a Friday and they didn't call me back. So I had it taken elsewhere. As it was on it's way to their competitor they called me. I told them and they said "Well you just called us on Friday". I wanted the call back on Friday so they lost my business and I have three of those. --108.24.xx.xx




U get what u pay (by David [MI]) Posted on: Jan 12, 2022 10:29 AM
Message:

Unfortunately my lease does not have the "repairs take time, no rent proration" clause so I will not be making them wait two weeks.

Company 2 previously came to replace the ignitor last September so I have them coming tomorrow to see if that's the problem. If not, will have Company 2 replace water heater asap. --50.4.xxx.x




U get what u pay (by myob [GA]) Posted on: Jan 12, 2022 10:39 AM
Message:

IS IT OK for me to not pay rent for 2 weeks?

Give no ammunition to tenants to use against you. --99.103.xxx.xxx




U get what u pay (by MikeA [TX]) Posted on: Jan 12, 2022 11:30 AM
Message:

Unless you are just starting or only have one or two units, I would suggest that you need to work on building out your team.

I have a plumber that I've used for close to 20 years now. He knows what I expect in quality, timeliness, and tenant interactions. He gives me a fair price and I give him a fair amount of business. Last night I had a tenant call with water running out of a water heater. I went over and checked that the cutoff was holding and texted my plumber. It will be replaced right after lunch today.

I have similar team members who do HVAC, Electrical. and roofing/siding/windows. I'm short a handyman at the moment but hopefully I will have one of those on my team within a couple of weeks. I had a mentor tell me once that I would only be as strong as the team I built around me, that's stuck with me. --209.16.xx.xxx




U get what u pay (by LisaFL [FL]) Posted on: Jan 12, 2022 11:39 AM
Message:

Call a few more places. Two weeks is too long to make them wait. Or Id give them the option and split the savings with them if they agree to the two week wait. You save $200 and they make $200 for the inconvenience.

I use smaller independent plumbers and pay less than those prices and get things done faster. --24.96.xx.xxx




U get what u pay (by dave [CA]) Posted on: Jan 12, 2022 1:32 PM
Message:

last time i bought a 50 gal gas standard wh wholesale supply house it was about $400. here in LA. not that long ago.

what I find curious while waiting at the counter is overhearing the war stories of the LICENSED PLUMBERS about the job they did overcharging some old person, twice or threee times what the job should have been.

they laugh about it and their bosses gladly pay them their commission on the work ticket.

frankly it disgusts me and it outrages me when these guys try that s--t on me.

i'm clear with them up front that i know what i'm looking at and talking about,....and that i know what this stuff costs,...............but none the less,.... sometimes they think they're gonna have some fun seeing if i really know what's going on.

then there's the bait and switch when they're into the job.

------back out the work you've already done,.....pack your s--t up,..... and get the f--k off my property.

--172.250.xx.xxx




U get what u pay (by plenty [MO]) Posted on: Jan 12, 2022 1:52 PM
Message:

Our Lowes installs and quickly. It's no longer cheap. Just had two done $1400 each. Done next day. --172.58.xxx.xxx




U get what u pay (by 6x6 [TN]) Posted on: Jan 12, 2022 2:02 PM
Message:

As NE said, but without the coffee. --73.120.xx.xxx




U get what u pay (by MAP [NY]) Posted on: Jan 12, 2022 3:24 PM
Message:

Just bought a residential 40 Gal LP water heater from a supply house here in upstate NY

760.26 including tax --72.231.xxx.xx




U get what u pay (by T [IN]) Posted on: Jan 12, 2022 3:36 PM
Message:

Get her done... asap. Tomorrow morning job for you. --76.77.xxx.xxx




U get what u pay (by RB [TN]) Posted on: Jan 12, 2022 3:44 PM
Message:

Have a long talk with your PM. --24.183.xxx.xxx




U get what u pay (by Roy [AL]) Posted on: Jan 12, 2022 4:05 PM
Message:

There is an old saying that goes like this: You either have more Time than Money or More Money than Time. Most LL seem to get stuck in the first one (more time) and never get to the 2nd one which is More Money than Time.

--71.207.xxx.x




U get what u pay (by LeePookie [IN]) Posted on: Jan 12, 2022 4:14 PM
Message:

we keep all we need in stock. Handyman and helper change out within hours. Sometime handyman does it himself if easy access. easy peazy. Tenants love us. --96.31.xxx.xxx




U get what u pay (by MAP [NY]) Posted on: Jan 12, 2022 4:53 PM
Message:

"more time than money" yeah I never have enough time nor money LOL --72.231.xxx.xx




U get what u pay (by don [PA]) Posted on: Jan 12, 2022 5:15 PM
Message:

KEN--Rent being current is not related to maintaining habitability. Not providing hot water because the rent is behind would be one of the stupidest things a landlords could do; you just gave them a legal defense against your claim for rent.

I tell landlords that if the tenant is behind and you are going to file for eviction, your maintenance must be impeccable. It goes against human nature to take good care of someone that is screwing you over on rent, but it is the prudent course. --68.84.xxx.xx




U get what u pay (by Ken [NY]) Posted on: Jan 12, 2022 5:46 PM
Message:

Don,I have been doing this a long time,NY state is changing the laws concerning evictions etc.Sometimes if you expect to not be walked on in this state you have to know how to get the job done,no rent no water heater repair,code will make them move i win replace water heater rerent --72.231.xxx.xxx




U get what u pay (by Pat [VA]) Posted on: Jan 12, 2022 8:38 PM
Message:

Our tenant reported to us night before last that she had no hot water (after this power outage during snow storm). Our handyman stopped by there on his way home from a job in Charlottesville and checked on it. Went back yesterday a.m. with an electric heater & installed in couple of hours total. He charged us 100.00! Been working for us since '08.

I'm guessing the tank will be between 300 & 400. Local hardware store lets handyman pick up what we need & charges it. --71.219.xxx.xxx




U get what u pay (by tryan [MA]) Posted on: Jan 13, 2022 1:30 PM
Message:

Little bit interesting ... had a duplex with a well that had pH issues. Could rot out a coil on an electric water heater in 3 months. Soo I bought lime resistent coils and learned how to swap coils within an hour.

BUT the rest of the tank would also rot too quickly. Good news is the GE tanks at HD came with a 5 year warranty. No tank could last 3 years in this place. GE and HD definately lost $$ on me ... must have swapped 5 tanks in each unit under warranty. Doing the work myself (of course).

During repair #3 of one unit the tenant checked himself into a hotel for the night and deducted it from the rent.... fed-up he said. I didn't blame him .... allowed the deduction. --72.73.xx.x




U get what u pay (by Gene [OH]) Posted on: Jan 13, 2022 9:57 PM
Message:

I've been switching my water heaters in all of my properties from gas to electric. Electric water heaters are so much easier to fix. If it is leaking, then you need a new tank. If it isn't leaking, do some troubleshooting or just buy a complete kit of elements and both thermostats for under $30.00 and change out the parts in an hour.

My mom's water heater was actually over heating the water. Bought one of the kits for $30.00 and replaced the two thermostats and kept the heating elements. In under an hour the issue was fixed. --99.165.xx.xxx



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