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Ben Persinger

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Ben Persinger last won the day on February 5

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42 Jr. Landlord

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About Ben Persinger

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  1. Ben Persinger

    What color should your outlet cover be?

    Unless you want to go with your standard white option these are my next go-toos 😂😂
  2. Ben Persinger

    Termination of Lease - Question

    @Kassandra RPM Alaskathanks for the follow up. I agree with your suggestions and that is the path I took with it. Peace of mind that I got all the water damage and that there is not some nasty moldiculture project taking off in one of my units is totally worth it. Also huge shout out to Warren and Sons for helping with the flood and dry out operation and subsequent restreching of my carpets.
  3. Ben Persinger

    Another HUD fine.

    @Kassandra RPM Alaska I'll have to check that out. Thanks!
  4. Ben Persinger

    Showing appointments

    Yes it’s annoying but part of the biz. I usually aim for 15. Ideally text confirmation 30 min before to make sure they are on their way. If they can’t make an appointment or answer a call, they may not be the most reliable tenant.
  5. Ben Persinger

    Anchorage Code for Water Heaters

    @JCollier and @Kassandra RPM Alaska, Sorry I missed the tag on this one. I am not 100% sure on the current code for water heaters as I usually have a plumber install them but my recollection is that they do need the pan under them, earthquake straps secured to the wall, and if it’s in the garage you have to have it on a stand to get it 18” off the floor to prevent explosive situations where vapors or fumes in the garage could be ignited by by the pilot or ignition device. Side-note if the heater is away from the wall make sure you put solid blocking behind it with some good screws into the wall framing or the straps will likely fail during an earthquake. You then have an 80 gallon sling shot flying around. No bueno
  6. Ben Persinger

    Another HUD fine.

    Wow! Steep fine and with such rampant abuse it makes it hard to have pet free properties at all. I am fully supportive of people who legitimately need and use them but it would sure be nice if hud would at least put some pressure the bogus doctors who produce the prescriptions for all these. I looked at one a while back and I could get the paperwork and a little vest for my dog online with virtually no documents for less than a $100 (also note that she is a loving family pet but her capacity as a support animal is ends where she holds the couch cushions down).
  7. Ben Persinger

    Raising Rental Property Equity

    Great question on the energy rating. It definitely depends on your situation and what your long term goals are with the property. I feel like the energy rating definitely helps with resale of the home and i believe it is a selling point with tenants as their utility costs will likely be lower. That said what @Kassandra RPM Alaska Said is my usual go to for roi on improvements is the cosmetic updates, clean fresh paint, new flooring, hardware and light fixtures. As far as energy improvements go (note this would be for an older home) adding insulation to the attic, upgrading old leaky windows, and upgrading your entry doors can slow a lot of leaks and cold spots in the house.
  8. Ben Persinger

    Termination of Lease - Question

    Question on leases for the group, I had a couple units flood in the earthquake, and I am trying to deal with some lingering issues. One tenant had an extreme amount of personal property in the unit and it took a number of days for them to move their stuff around so that the rooms could be dried out. I ended up removing flooring from part of the unit due to not being able to get it dry. Fast forward they were supposed to move their possessions to another room so the portion with the floor removed could be repaired. The tenant has said that the unit is unlivable and has been exceedingly difficult to work with on making the repairs as he has an issue with everyone I have sent to work on the place for one reason or another. I have come to the conclusion that there is not likely a way for me to repair the unit in any manner that will be satisfactory for the tenant while they are in it. As such I have moved ahead with terminating the lease due to the unit being unlivable and have told him if he will move his stuff I will refund him the month of rent that the unit was impacted and refund his deposit per the terms of the lease. It is my understanding, that in cases that the property is deemed unlivable that the lease can be terminated without the typical 30 day notice and the rent is refunded. Have any of you experienced this? This is really my least favorite path forward, but I am not sure of another solution. I should mention one other unit in the building was flooded worse than his and it was completely dried out and repaired two weeks ago.
  9. Ben Persinger

    Building a Fence

    You might just consider doing your fence at the edge of the current yard and run a wire mesh fence around through the trees at the actual edge of the property if you don’t want to cut the trees down
  10. Ben Persinger

    Vaping / Smoking

    I have since added more verbiage on this to include any type of smoke/fog/vape products to my leases. Not 100% sure on the effects of vaping on interior surfaces but it is likely that it leaves some residue and if it is in a multifamily it is likely that the neighbors will not like the smell. I figure that if a tenant is consuming something that is taking away the enjoyment of another tenant then it is too much.
  11. Ben Persinger

    Snow Removal

    I would second Robert with Tri Lincoln. He is also a distributor for a proprietary blend of ice mealt and it works much better than stuff from the box stores. Not sure what all is in it but it stays in solution longer that the stuff from the box stores which is mainly salt.
  12. I am looking at some security systems and I am wondering what you all have found to be the most effective. More specifically I am looking at something similar to Simply Safe which from my understanding has a moderately priced monthly fee, is portable and can operate without a phone line or internet. Has anyone tried these systems up here and had good/bad experiences with them? I am wanting it to monitor job sites and construction projects around town and the valley as needed. Thanks
  13. Ben Persinger

    Legal changes

    Thanks for the thorough response on this @Kassandra RPM Alaska. Those were some of the things I have heard as well and I agree that the homeless issues are quite complex to solve. I know there are a lot of sides to the problem and I'm not wanting to start a political debate, but I find it interesting as a general contractor how much I hear about needing to create affordable housing and cheaper housing when people are campaigning but on the administrative side of things the city has been making it more and more difficult for contractors and investors to operate. Permitting is an example of this, I now rarely spend less than $500 on permits for even a fairly simple project not including the two-three hours of time needed to take them to the city as well as site delays waiting for inspections.
  14. Ben Persinger

    Building security

    Sorry to hear this. Unfortunately it seems to be an ongoing issue for many people myself included. I have on property in a good area with decent lighting and we still have break-ins once a year or so. Typically these are people who leave the door unlocked or something but not always. Beefing up your security depends a bit on the layout of the property and how much you want to spend. I feel having visible cameras that are close enough so that it is harder for the riffraff to avoid being seen and identified can help to some degree as well as adding more lighting that illuminates the parking area. On general building security, (depending if this is a multi family or single home) installing a secured entry with something like a keypad lock set can help. I would also recommend that deadbolts be installed with the steel reinforcing plate behind the trim plate on the door jamb. I see these left out fairly often and it makes it much easier to kick in the door. Securing common areas with keypad knobs is a good idea as well and keeping the common areas well lit is a good idea. There are now quite a few options for having lighting come on and off at random to make it look like someone is up and about. Obviously this doesn't work for bedrooms, but you could set up a light in the living room to turn on and off at random. I have had vacant homes that I set up a could table lamps in different parts of the home on timers with led bulbs (very inexpensive to operate). It just makes it look like someone might be up and moving about in the home at odd times. I recently watched a great youtube video of a former thief who explained how he cased homes. Might be worth a watch.
  15. Ben Persinger

    Dog waste in a multi family building

    I don't allow dogs in my multi family buildings but do in sfh's and I include a section in the lease that essentially says the tenant is responsible for pet waste cleanup and that if I deem that it is not being satisfactorially taken care or I will provide the service at their expense via a professional service. It's a little harder with everyone saying it's not them but like the folks said above, I would address the issue with all the tenants and say that everyone is blaming someone else as such they get to communally pay for it amongst the dog owners.
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