Management cannot trust the tenant to find water related damages.

By
Home Builder with Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 CSL#642819
https://activerain.com/droplet/JMR

 

Management cannot trust the tenant

to find water related damages.

I work in many different apartment communities in Sacramento and Placer County. While I am a general contractor, my primary focus is on water related damages; dry rot, plumbing leaks, cracked drains and similar moisture problems. These sorts of moisture issues sometimes are not the reason for me being in the unit in the first place.


mold on wall in bathroom

I was asked to check out a door that was locking up inside a unit. When I walked into the bathroom, I noticed a “musty” smell and saw dark growth
on the wall near the floor. It was right there in clear view, right next to the door. Now I’m sure that this could have been overlooked by the tenant; maybe it was covered with clothing or the hamper was in front of it.


“Oh, I never noticed that mold there before.”


drywall patch in bathrromNow that this has been seen, I needed to contact the management to notify them of what I saw. The drywall was soft, this did not happen overnight. The moisture has been there long enough for mold to begin to grow. There didn’t appear to be a stream of water, so whatever the cause, it was probably a slow leak. Now the important question, where is the water coming from?


Based on the above, we discovered the source of the moisture was a leak in the air conditioning condensation line. After opening the wall, the plumbing line was fixed and the wall repaired. What became very clear was that this needed to be found a long time ago. It is a good idea to have regular inspections of the apartment units. This does not guarantee catching every problem, but it certainly would help in discovering moisture issues like this one.


Management cannot trust the tenant to find water related damages.

 

 

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Re-Blogged 2 times:

Re-Blogged By Re-Blogged At
  1. Ginger Harper 10/09/2012 02:14 AM
  2. Evelyn Kennedy 10/09/2012 02:02 PM
Topic:
Real Estate General Information
Location:
California Placer County Roseville
Groups:
The Lounge at Active Rain
Roseville Real Estate
"Whacked"!!!
Bananatude
Investment Property (USA)
Tags:
mold
trust
tenant
management

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Rainmaker
1,267,563
Al & Peggy Cunningham, Brokers
RE/MAX West Realty Inc., Brokerage - Brampton, ON
Our Family Wants To Help Your Family!

So true Tom. A tenant is only going to report what annoys them. You sure are a super snooper to find those nasty slow water leaks!

Oct 08, 2012 11:59 PM #13
Rainmaker
433,526
Kristine Ginsberg
Elite Staging and Redesign, LLC - Short Hills, NJ
NJ Home Stager

Tom - water damage and mold are some serious issues and to your point, best to have regular inspection and catch problems before they get out of hand. Congrats on the feature!

Oct 09, 2012 12:31 AM #14
Rainmaker
2,447,317
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

Tom...I have tested the point of this post more than once and tenants don't have the motivation or desire. The problem begins and ends with the owner and or manager...Today, tenants want to see customer service for hard earned rent

Oct 09, 2012 12:43 AM #15
Ambassador
1,153,737
Jerry Newman
Brown Realty, 210-789-4216,www.JeremiahNewman.com - San Antonio, TX
Texas REALTOR, San Antonio Military Relocation

Hi Tom, It has been my experience to notice that tenants don't worry about water damages unless they are paying the bills. As long as it doesn't affect them, they are not concerned. Therefore, Management needs to be very proactive with these issues and concerns.

Oct 09, 2012 02:12 AM #16
Ambassador
1,154,115
Bryan Robertson
Los Altos, CA

I would never expect the tenant to report flaws such as this.  They tend not to notice small build ups over time and once it becomes serious, then they decide to send in a report.  Regular inspections are a good way to go.

Oct 09, 2012 03:06 AM #17
Rainmaker
788,079
Kevin Mackessy
Blue Olive Properties, LLC - Highlands Ranch, CO
Dedicated. Qualified. Local.

We had a slow leak in one of our rentals years ago underneath the sink.  An entire year went by and of course the tenant didn't notice it, leading to a hole put right in the bottom of the cabinet.  We mention things like this when we sign all our leases now.  

Oct 09, 2012 05:22 AM #18
Rainmaker
420,686
Michelle Francis
Tim Francis Realty LLC - Atlanta, GA
Realtor, Buckhead Atlanta Homes for Sale & Lease

Tom, 

We handle a pretty nice price point and I would say we've yet to be surprised by water with respect to a tenant not pointing it out.  We also share in the move-in, that ANY water they see, we'd really like to be notified immediately, so we can fix it immediately while it is still a small problem.

Never nice to deal with a long term water problem...

All the best, Michelle

Oct 09, 2012 07:38 AM #19
Rainmaker
1,763,811
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Super Snooper, hahahaha.

 

I have a lot of experience snooping around AL & Peggy.

Oct 09, 2012 10:07 AM #20
Rainmaker
1,763,811
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Management really can't afford to depend on the tenants for discovery, they have to be diligent themselves. thanks for the comment Kristine.

Oct 09, 2012 10:07 AM #21
Rainmaker
1,763,811
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

I agree Richie.

Problem that I see is that many residents will fight to allow entry, I've heard many stories.

Oct 09, 2012 10:08 AM #22
Rainmaker
1,763,811
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

You hit it on the head Jerry. No question, management and owners need to be looking for problems themselves.

Oct 09, 2012 10:08 AM #23
Rainmaker
1,763,811
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Bryan - I agree with the regular inspections. It's also a good idea to be sticking your head in the unit occasionally anyway. Who knows you might find an illegal grow farm.  :)

Oct 09, 2012 10:17 AM #24
Rainmaker
1,763,811
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

If I had a nickle for every cabinet base that I've repaired... I'd have a bunch of nickles Kevin.  :)

Oct 09, 2012 10:17 AM #25
Rainmaker
1,763,811
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

 

Michelle - Your comment brings up some issues. Things like cleanliness, clutter, and pride of residence can all be a part of the detection of problems with water.

Oct 09, 2012 10:18 AM #26
Rainmaker
1,844,065
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

And the people, living there for however long, who never saw or smelled the mold, will blame someone else for not knowing it was there...

That about right?

Oct 09, 2012 11:22 AM #27
Rainmaker
1,763,811
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

Bingo!

I get to be in between the two parties, tenant and management, and hear the reasoning. It is a diversion from rational thought Jay.  :)

Oct 09, 2012 11:49 AM #28
Rainmaker
977,860
Jan Green
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

Great post Tom.  Having just gone through this and seeing a potential M issue today, I can attest that no one readily spots the signs, not even tenants. Tenants first of all aren't responsible for the property, much less have any clue as to the signs of what might be M!@@#$

My inspection today may produce this stuff as well.  Walking outside a patio home next to an exterior wall wherein the hot water heater has "dumped" according to my inspector leads me to believe I need to inspect the wall next to it for M!@#@$

Oct 09, 2012 02:40 PM #29
Rainmaker
1,763,811
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

The M-word can be a sensitive issue, inspecting the moisture is important Jan.

Oct 09, 2012 05:27 PM #30
Rainer
120,578
Don Barrett
Integrity Real Estate Services - Idabel, OK

Depending upon someone to inform, that has no motivation to inform, can be a big problem waiting to show up.  Good post.

Oct 09, 2012 09:08 PM #31
Rainmaker
1,763,811
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 - Placerville, CA
General Contractor, Dry Rot and Water Damage

One would think that a violation of the lease agreement would be enough Don; apparently that is not the case.

Oct 09, 2012 10:36 PM #32
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Rainmaker
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Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366

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