Custom Window Screens (by Roy [AL]) Jul 28, 2022 8:51 AM|
Custom Window Screens (by Still Learning [NH]) Jul 28, 2022 9:13 AM
Custom Window Screens (by Roy [AL]) Jul 28, 2022 9:26 AM
Custom Window Screens (by Busy [WI]) Jul 28, 2022 9:39 AM
Custom Window Screens (by Roy [AL]) Jul 28, 2022 9:52 AM
Custom Window Screens (by Oregon Woodsmoke [ID]) Jul 28, 2022 10:08 AM
Custom Window Screens (by Roy [AL]) Jul 28, 2022 10:14 AM
Custom Window Screens (by MikeA [TX]) Jul 28, 2022 10:25 AM
Custom Window Screens (by MikeA [TX]) Jul 28, 2022 10:38 AM
Custom Window Screens (by RB [TN]) Jul 28, 2022 11:28 AM
Custom Window Screens (by Robert J [CA]) Jul 28, 2022 11:45 AM
Custom Window Screens (by Ken [NY]) Jul 28, 2022 11:48 AM
Custom Window Screens (by Still Learning [NH]) Jul 28, 2022 12:11 PM
Custom Window Screens (by Sisco [MO]) Jul 28, 2022 1:03 PM
Custom Window Screens (by Roy [AL]) Jul 28, 2022 1:50 PM
Custom Window Screens (by Roy [AL]) Jul 28, 2022 2:14 PM
Custom Window Screens (by Dave [MO]) Jul 28, 2022 2:42 PM
Custom Window Screens (by Roy [AL]) Jul 28, 2022 5:21 PM
Custom Window Screens (by Small potatoes [NY]) Jul 28, 2022 7:09 PM
Custom Window Screens (by Steve [MA]) Jul 29, 2022 4:55 AM
Custom Window Screens (by Roy [AL]) Jul 29, 2022 6:32 AM
Custom Window Screens (by Busy [WI]) Jul 29, 2022 10:16 AM
Custom Window Screens (by Barb [MO]) Jul 29, 2022 7:46 PM
Custom Window Screens (by Roy [AL]) Jul 30, 2022 7:08 AM
Custom Window Screens (by ROCKM [OR]) Aug 3, 2022 1:15 PM
Custom Window Screens (by Phil [OR]) Aug 4, 2022 6:09 AM
Custom Window Screens (by Tarheel T [NC]) Aug 4, 2022 6:58 AM
Click here to reply to this discussion.
Click Here to send this discussion to a friend
Custom Window Screens (by Roy [AL]) Posted on: Jul 28, 2022 8:51 AM
In my city, all rental properties have to be inspected by my city's building department once a year but only if they are vacant. There is a city supplied check-list of items that have to be installed or the LL will fail the inspection and not get a Certificate of Occupancy permit.
One of the items on this check-list are window screens. If a house has central heat/air, window screens are optional. With any other type of heating/cooling (window units, baseboard heaters) window screens are mandatory. Since there is no such thing as a standard size window,...window screens have to be custom made for whatever size you windows you have. Lowes sells window screen kits that anyone can build their own window screens with. Yesterday, I spent 3 hours building 4 custom window screens for 4 different size windows. There is nothing overly difficult about using these window screen kits, it is just TIME consuming and a PITA having to use hand-held hack-saw to cut the aluminum frames with.
My question is: Have you ever built your own custom window screens? If yes, how did you do it? In my small city, not one company offers this service and if you want a custom window screen, you have no choice but to DIY. --71.207.xxx.x
Custom Window Screens (by Still Learning [NH]) Posted on: Jul 28, 2022 9:13 AM
I hate screens about as much as I hate doors. Just did this a month or so ago. Might not have been 3 hours but I had 1 to work off of for measurements and sometimes I only need to replace 1 side or just the screen if itís still usable. --75.67.xxx.xxx
Custom Window Screens (by Roy [AL]) Posted on: Jul 28, 2022 9:26 AM
My last Class D tenant, busted out 4 window screens (aluminum frames too) for reasons I will never know and I evicted his worthless a$$. Now, once the rental house inspector has come and gone, I will remove all window screens so this does not happen again. This is the MH I tried to sell on the MLS but could get no offers, so I am back to renting this place out again. --71.207.xxx.x
Custom Window Screens (by Busy [WI]) Posted on: Jul 28, 2022 9:39 AM
Metal cutting blade on chop saw works a treat! --70.92.xxx.xxx
Custom Window Screens (by Roy [AL]) Posted on: Jul 28, 2022 9:52 AM
Changing the 10 inch blade on my chop saw is a PITA in itself. Not worth it just to cut some soft aluminum metal which a hack-saw works okay with. I once tried using tin-snips but those cause the hollow metal frames to collapse down on itself where the plastic corner connectors need to be inserted. With a hack-saw, you score the surface and then bend it till in breaks into 2 pieces. Like cutting drywall. Score it and snap it. --71.207.xxx.x
Custom Window Screens (by Oregon Woodsmoke [ID]) Posted on: Jul 28, 2022 10:08 AM
I've done it but not worth the effort. A local window glass company builds screens to order and they repair broken screens and they replace damaged screen in existing frames. Very reasonable cost and they do a good job.
It costs me as much to do one myself because I have to buy the screen in small amounts.
Cost is taken out of tenant's deposit when they move out if they leaves screens damaged. --76.178.xxx.xxx
Custom Window Screens (by Roy [AL]) Posted on: Jul 28, 2022 10:14 AM
FYI - The slumlords in my town handle the window screen requirement in a way that I can't seem to lower my standards to. They do not use the metal frames but just take the screen fabric, stretch it over the outside of the window and then DUCT TAPE it to the house! This will pass inspection, but again I can't see myself lowering my standards down to this level. --71.207.xxx.x
Custom Window Screens (by MikeA [TX]) Posted on: Jul 28, 2022 10:25 AM
Yes, I've built frames and replaced screening material. I really hate that nylon screen material, seems like it only last a couple of years before the sun bleaches it out and you have to replace it. I used to have a guy that rented a place in a local storage facility as his weekend "shop", for $20-25 he would replace the screen if you brought him the frame or for $40 he would build you a new screen with frame to your dimensions. I don't know what happened to him, one day he was just not there and I haven't been able to find anyone else that does it. --209.205.xxx.xx
Custom Window Screens (by MikeA [TX]) Posted on: Jul 28, 2022 10:38 AM
We don't have inspections except for S8. Driving around the D neighborhoods you can see which are the S8 housing because there will be a 1x2 nailed around the outside of the window holding the screen down. --209.205.xxx.xx
Custom Window Screens (by RB [TN]) Posted on: Jul 28, 2022 11:28 AM
Keep them PITA stories coming.
Seems to be one of your (ongoing) hot topics.
They make a cream for that ! --24.183.xxx.xxx
Custom Window Screens (by Robert J [CA]) Posted on: Jul 28, 2022 11:45 AM
Back in 1997 my City (Los Angeles) Started a Mandatory Systematic Code Inspection every 3 to 5 years per property. The County Health Department also began an annual inspection, which also included Window Screens.
There are three sizes of aluminum frames and the screening material is either Fiberglass or Aluminum.
So back then I had purchased 3 apartment buildings that year and was busy dealing with my newly acquired tenants to be bothered with screens. I had been Ordered to replace 63 window screens in my 8 unit building.
So the first thing I did was get an estimate from a Mobil Mini-Screen Company to come to the property, measure and build 63 Fiberglass Screens. They did not do Aluminum screens. The estimate was $3,150. There was no way I was going to pay that kind of money. I'm a contractor and could make them up myself.
So I purchased an 8 foot folding plastic picnic table ($30), lots of screening frame in bulk, cord, rolls of Aluminum screening material and the needed hardware. The grand total was around $400. With several ladders, a tape measure, my chop saw -- one by one I'd remove the old screens, measure the openings and build replacement screens.
During the last 25 years I found of the old frames were still good, I could bring the frames to a wholesale landlord hardware store and they would rescreen a frame for $10-20 each. If they have to make up the screens from scratch, then the cost is raised to $25 to $35 per screen.
Doing it myself cost me on average of $6.50 per screen.
Custom Window Screens (by Ken [NY]) Posted on: Jul 28, 2022 11:48 AM
You need an inspection once a year but only if it is vacant?how do they know if the place is vacant? i would not be getting any inspections,catch me if you can can --74.77.xx.xx
Custom Window Screens (by Still Learning [NH]) Posted on: Jul 28, 2022 12:11 PM
Roy, I was using the hacksaw with the piece in a vise to cut all the way through. When you say score and snap are you scoring on the flat side? Then it it really just snaps? --75.67.xxx.xxx
Custom Window Screens (by Sisco [MO]) Posted on: Jul 28, 2022 1:03 PM
I have made a jig from plywood and screws. I keep some corners, stock, spline and screen on hand.
A trip to the lumber yard takes longer than making the 9 screens. --149.76.xxx.xxx
Custom Window Screens (by Roy [AL]) Posted on: Jul 28, 2022 1:50 PM
I use a nailed down 2x4 underneath the metal which keeps my hacksaw off the table. Yes, a few passes with the hacksaw makes just a small incision (crack) in the metal and then you just bend the metal till it snaps into 2 pieces. Hacksaw yes, tin-snips no. I have been building screens for over 10 years now and I am a pro at it, even though still hate doing it.
Back in 2007 is when the rental house inspection program started here. LL's have to pay the city $50.00 for this inspection and it is just another revenue source for the city. The actual inspection is a real joke. However, the 'enforcement' of the program is done thorough the water dept. here which shares a database with the rental house inspectors. When a new tenant goes to have water put in their names, the water dept. checks a data base to see if that house has been inspected or not. If not, Tenant can't get water in their names and thus gets no water and the LL's house or apartment has to get inspected. There is an illegal loophole here. If the LL keeps the water in his name, then you have no tenants going to the water dept to put service in their name. When a LL gets 'caught' doing this 'illegal loophole' and not getting inspected,...the city fines the LL $200.00 for the first offense, and for the 2nd offence, the fines to double! Most LL's here, even the slumlords, have figured out that it is in their best interest to pay the $50.00 and have their houses or apartments inspected by the city's building dept.
Now, if your new tenant stays 1 year and moves out, that house will be need to be re-inspected (another $50.00). If your new tenant stays 20 years and moves out, then no inspections are required for that entire 20 years. Just when the tenant moves out, anytime after the first year, is when another inspection is required. The inspectors will only inspect a vacant rental house or apartment. --71.207.xxx.x
Custom Window Screens (by Roy [AL]) Posted on: Jul 28, 2022 2:14 PM
If you accept Section 8 here, the HUD coordinator will first ask for a copy of your CO document which just says you have passed the City's rental house inspection. Then the Section 8 inspector comes out and he or she has another list of requirements that have to be met before you can get a Section 8 tenant. The Section 8 inspections are a bigger joke than the city inspections are but at least you don't have to pay $50.00 for a Section 8 inspection.
The reasons these rental inspections are a joke is because they do not inspect what 'really needs to be inspected'. I told a Section 8 inspector once that if you crawl underneath any rental house (in the crawlspace and in the attic also),..you will see electrical and plumbing code violations galore and in some cases it is so bad that you would recommend the house be condemned!!! Their response was "we don't get paid enough to do that type of inspection". So, they turn a blind eye and a deaf ear to it. --71.207.xxx.x
Custom Window Screens (by Dave [MO]) Posted on: Jul 28, 2022 2:42 PM
Lowe's store carries an adjustable window screen that slides to fit different size windows, they run about $11.00
Our section 8 will accept this alternative screen to the aluminum screen. --173.47.xxx.xxx
Custom Window Screens (by Roy [AL]) Posted on: Jul 28, 2022 5:21 PM
I have seem those adjustable slider screens that Lowes sell too. Those appear to be just to easy for someone to steal. I would have to screw those to the house. I use to have Section 8 tenants but not anymore. Talk about high maintenance tenants, geesh. --71.207.xxx.x
Custom Window Screens (by Small potatoes [NY]) Posted on: Jul 28, 2022 7:09 PM
I get the adjustable screens if there is no in window screen. I list them on my move in form along with curtain rods/brackets and smoke/Co detectors. if they are not there on move out I bill for them but that has not happened in a while. if they get stolen that's on the Yemen not you, correct? --172.58.xxx.xx
Custom Window Screens (by Steve [MA]) Posted on: Jul 29, 2022 4:55 AM
Roy, I wouldn't bother to change a chop saw blade just to cut a few pieces of aluminum screen frame or aluminum threshold. We regularly use our chop saws to cut all sorts of aluminum without any issues.
I'm having trouble trying to figure out what you find such a PITA about changing a chop saw blade. Even my 14" saws only take a few minutes to do.
Roy, how much does your city charge for their inspections? Around here it was $35.00 & now at least $50.00 with an added fee if they have to come back for a reinspection. --72.93.xxx.xx
Custom Window Screens (by Roy [AL]) Posted on: Jul 29, 2022 6:32 AM
As I stated earlier, my city charges $50.00 for an inspection which is mandatory and once you pass, a CO document is issued. Renting without a CO, a LL will get fined and reprimanded.
I have a Hitachi 10 inch chop saw. Whenever I change the blade, I feel like I need 3 hands to do it. If I were to remove the plastic blade guard which I don't, that would eliminate one problem that always gets in the way. Plus, I have to keep the blade locked down while I loosen the center nut. Nothing difficult here but time consuming.
In addition to cutting wood trim, I have used my chop saw to cut a few inches off the end of Allure vinyl planks. And I wish I had a table saw to cut Allure length wise. --71.207.xxx.x
Custom Window Screens (by Busy [WI]) Posted on: Jul 29, 2022 10:16 AM
There is a guide set-up you can get which approximates the use of a table saw. I think, IIR , mine's a Tru-track. I know Menards carries one brand, don't know about Lowes or Home Depot. Much easier than lugging a table saw around to job sites, so when I am renovating, it comes along. Of, course, I had to buy a saw dedicated to the track system, as I didn't want to be removing the plate that has to go on the saw. Does well enough. Worked very well on cutting flooring, no slip at all.
At home, we have a folding table saw that replaced our old Craftsman table saw we'd had for years. Easy-peasy to set up, stores nicely.
I know, I know, I'm good at spending other people's money, eh? Love my tools! We have a saying in our house, New project, new tool! Because if my husband didn't buy the tools he wanted to do a project, he'd get injured. And the doctor bills would cost more. So, New project, new tool! My kids swear by that maxim on their own houses. --70.92.xxx.xxx
Custom Window Screens (by Barb [MO]) Posted on: Jul 29, 2022 7:46 PM
When a screen breaks for some reason, I typically use the Lowe's slider ones. Mr Dooley will rescreen them for about $15, and make a whole new one for around $30, but I have a few places where the windows have settled and the screens don't fit right. Sliders are better.
Custom Window Screens (by Roy [AL]) Posted on: Jul 30, 2022 7:08 AM
Sliders have that cheapskate amateur look and I try to avoid the cheap look. I always strive to have the best looking house on the block, even in Class D hoods. There is a reason I am the highest paid LL on any block where I have a house.
Who is Mr. Dooley ? --71.207.xxx.x
Custom Window Screens (by ROCKM [OR]) Posted on: Aug 3, 2022 1:15 PM
The diy screen kits are pretty straightforward. Yes, they do take time but once they are done, you won't have to do it again for many years unless they are trashed by a tenant. --207.109.xxx.xxx
Custom Window Screens (by Phil [OR]) Posted on: Aug 4, 2022 6:09 AM
Yes, screens are a PIA. Best method I have found is to use a cheap plastic "miter cut box" -- use it to block and hold the aluminum frame piece and a hack saw with a fine tooth. Faster than using a chop saw with metal cutting blade, more accurate, with a cleaner cut. Roy-- you need a larger deposit to pay for your time doing them. Labor & cost of the material comes to $50 a screen. Just did 2 yesterday, 2 last week. --76.138.xxx.xxx
Custom Window Screens (by Tarheel T [NC]) Posted on: Aug 4, 2022 6:58 AM
Im not required to have screens but most of my sec 8 tenants ask for them. then when they move out there are usually a few damanged/missing. i make my own using the Lowes kits which i keep on hand. Hacksaw, tape measure, sharpie, scissors and the wheeled tool to compress the spline. A couple hours time to do 8. --96.37.xxx.xxx
Click Here to send this discussion to a friend
Report discussion to Webmaster