patrick.net

Could you move in an 90s fridge that's still compliant? better that than an unknown fridge plus them scraping the walls.

are w/d/dishwasher ever supplied, or is this just another way to get robbed?

corntrollio says

brass? Isn't brass very soft relative to other metals? Why not stainless?

JodyChunder says

stainless sinks take on dents and are not near so hefty like this brass one., this is solid cast brass im talking now. what we call a barn sink. its salvage but looks like new. only thing i have ever replaced in 3 years was some washers and a j pipe

no appliance. no dishwasher no microwave. got a gas magic chef oven from the forties $200 bucks and the fridge just a cheapy. if that breaks or leak, it can not hurt any thing in the house how I got it set up. the floor and all the walls are sealed concrete. no mildew.

yes and I love Mexicans an love there food but one prob i do have alot of is with plumbing in the kitchen in some rentals to Mexicans. the lards they cook with they put them down the sink and it causes real bad glogs. just a heads up im not picking on any one now it is a fact. ask a plumber some time.

JodyChunder says

pet policy is also important. no big dogs. turst me on this one. i learned by mistake

Won't the small dogs crap on the floor just the same?

JodyChunder says

the lards they cook with they put them down the sink and it causes real bad glogs.

Yeah, the only way around this is a grease trap, like people are required to have in commercial kitchens.

033 says

Could you move in an 90s fridge that's still compliant?

Compliant with what? I know people who have fridges from the mid-80s that only just replaced some of them because the fridge finally died.

zzyzzx says

Won't the small dogs crap on the floor just the same?

not had that problem that I know of but any how, the floor is not poreous to any kind of spills unless you left some naval jelly on it overnite. that is SABOTAGE tho, not normal wear tear type deal.

the reason you wanna take care on that pet policy is VIOLENT animals an EXOTIC pets. I had a good old boy who youd not tell by looking at him but collected snakes. this included MOJAVE GREENS! he would rescue them and keep them on the land. he kep 8 snakes and other little crawlies all around the place. not in cages. out in yard to.

corntrollio says

Yeah, the only way around this is a grease trap, like people are required to have in commercial kitchens.

this is good advise. also on that fridge deal ..one of my people had a fridge fall over on them. it was brand new and the seals were so good that she had to jerk like to get it open some times. well one time she jerked and the damn thing fall back on her. did not hurt her but it could have been real ugly. I rigged it up since then. word or warning.

JodyChunder says

one of my people had a fridge fall over on them. it was brand new and the seals were so good that she had to jerk like to get it open some times. well one time she jerked and the damn thing fall back on her.

Sounds like an unbelievable story. If it's really true, are you sure the fridge was level? That really should not happen, and it really makes me wonder if your tenant was doing something else that caused it to tip. That's not to say it's a bad idea to secure large objects, but the story sounds very strange.

JodyChunder says

the reason you wanna take care on that pet policy is VIOLENT animals an EXOTIC pets.

Yes, this can be a problem. You can still be liable for negligence as a landlord. If someone gets bitten by that violent dog, the Section 8 tenant is not the deep pocket -- you are! If you knew that there was a violent dog there and did nothing about it, you could be found negligent under certain factual circumstances. In addition, it may have some effect on your own insurance and things like that.

corntrollio says

Sounds like an unbelievable story. If it's really true, are you sure the fridge was level? That really should not happen, and it really makes me wonder if your tenant was doing something else that caused it to tip. That's not to say it's a bad idea to secure large objects, but the story sounds very strange.

yes sounded like a tall tale to me to but the fridge door did stick. all i knows i come over to fine a brand new whirlpool on its side in the kitchen and shes hollerin how it fall on her from pulling the door open. she dint try and get nothing out of it but you always worry with this kind of thing as a property manager. she gone now years ago

Jody.
Do you now totally ban animals or make it very specific what you're banning (no apbts, no poisonous animals)?

What do you find the superior tactic in terms of insurance/liability?

yeah, I have a q-tip trust house and my deadbeat father owes me fuckin rent.
Sec 8 people are so common where I live I know several and they WILL make trouble and will complain and fight tooth and nail over anything. YRMV

I worked for a housing authority and saw many different subsidized renters. You can't lump them all into one. Some are responsible, some aren't. Some are clean, some aren't.

You can evict them as long as you go thru the process legally.

033 says

Let's say I'm renting out a SFR at 2400.
The voucher comes to me at 1800. If these people don't come up with 600, can they just skate with excuses?

There are vouchers & certificates. Depending upon the type of subsidy they have, they pay 30% or more of their adjusted gross income to the landlord. If they don't pay their share, you can evict them.

So far as legal aid lawyers, etc; as a landlord you should always do stuff legally and then no worries.

Carolyn C says

I have been a section 8 renter for 10 years and have never left my property in poor condition.

The cool thing about Section 8 is that the tenants get out into the community and don't have the stigma of being low-income attached. Carolyn is an example; it's no one's biz whether she's low income or not.

Hi Elliemae,
If you get a tenant like Carolyn or convey an unspoken arrangement as Jody has, Section 8 is a good deal as long as everyone has respect. Grease trap? No big deal. Anchoring a 1989 fridge? Easy.
The bigger deal is if all the sudden a house rented to four is occupied by 14, they have pit bulls and rattlesnakes in there as well, and you're the one with no free legal aid. Plus, I have to live in the neighborhood too.
You guess wrong, and you get a Pacific Heights situation...goddamn

033 says

Jody.
Do you now totally ban animals or make it very specific what you're banning (no apbts, no poisonous animals)?

What do you find the superior tactic in terms of insurance/liability?

it is nogotiable but basiclly no dogs over thirty five pounds acepting for battered wives wich is a big problem here in VV. they need to have some protection from there nutjob x husbands. i also acept no venomous critters. no vermin also. the guy with the mojave greens fed them heself with rats. not frozen neither but live little dudes what he let rome free. the real big problem to come out tho was this boy had a buddy who was jehova witness. well he gets bit one afternoon last spring and has to go the ER and will not take a blood trenfusion on account its against his Religion. he did okay but a five day stay in the hospital come back to grab me. I payed one half of his ER bill. I had to ask Jason the snake nut to leave at the end of his lease. so far that was my worse experiance as a Property Manager. otherwise Sex 8 are not like i see described. these folks really are victims some times. unlucky in love. PTSD soldiers. its not all a bad bunch and it kinda rightly makes me mad to see some one clump them all in like that.

Depending upon who is adminstering the Section 8 voucher/certificate, the tenant might not be allowed dogs.

Sure, it could become a Pacific Heights situation - but so could any rental situation.

"Free Legal Aid" would still mean that the renter is evicted if he isn't following the terms of the lease, and of the authority administering the S8. I assisted with evictions after the tenants weren't willing to follow the terms.

By the way, "unspoken" agreements don't count so far as Section 8 cares. The lease is approved by the authority and any breech of it by either party is terms for breaking the contract. For example, if a housing authority finds out that you've allowed an extra person to stay longer than the Section 8 agreement allows, the housing authority can terminate the subsidy. That leaves the landlord with a non-paying tenant he'll have to evict, as well as the probability that he won't be allowed to participate in the program in the future.

Yes, I've seen it happen. Not everyone gets caught, but ya never know.

Clambo,
What's a "q-tip trust house"?

JodyChunder says

zzyzzx says

Won't the small dogs crap on the floor just the same?

not had that problem that I know of but any how, the floor is not poreous to any kind of spills unless you left some naval jelly on it overnite. that is SABOTAGE tho, not normal wear tear type deal.

the reason you wanna take care on that pet policy is VIOLENT animals an EXOTIC pets. I had a good old boy who youd not tell by looking at him but collected snakes. this included MOJAVE GREENS! he would rescue them and keep them on the land. he kep 8 snakes and other little crawlies all around the place. not in cages. out in yard to.

So then you are OK with small dogs urinating and deficating on the floors?

zzyzzx says

So then you are OK with small dogs urinating and deficating on the floors?

If the homeowner isn't insulted by your offer...you didn't bid low enough!!!

no sir.

Dog pee (or cat pee) isn't a problem if the floor is underlying concrete.
If not, the smell can embed itself in the wood.

concrete slab with concrete walls. yes animals can mess up a wood floor good with pee vomit. also watch out for women in there hi heels.

033 says

Dog pee (or cat pee) isn't a problem if the floor is underlying concrete.
If not, the smell can embed itself in the wood.

I have a slab with laminate, minor flood underneath buckled the flooring. water (pee) is water, no mater the sub-flooring.

High heels are a problem too - and IMHO renters aren't as careful as are owners. Don't want to take their shoes off to preserve the floor. Best to have a good (cheap) floor that can be replaced if necessary.

EllieMae,
I've seen parquet completely destroyed by those heels (in an upscale development). Pergo, too.
Maybe the way to go is polished/distressed concrete?

033 says

Maybe the way to go is polished/distressed concrete?

you got it. vct are also good.

Jody,
Do you have to grout vct at all?

JodyChunder says

033 says

Maybe the way to go is polished/distressed concrete?

you got it. vct are also good.

Jody, where are the pics?

Re: Headline: Section 8 vouchers go to the landlord, and the feds do criminal checks on the tenants.
In this case the tenants even offered to pay for the compliance repairs:

I missed the "tenants even offered to pay for the complaince repairs" parts (the only reason why I clicked on the headline). They were behind on rent and paid some back rent after eviction proceeding started. Really, what paragraph do I find this gem in?

Re: Support system in Napa.

These folks need to be rational actors, if not for their own, then for the sake of their children. Two disabled parents and a disabled child and no family income probably means move to a lower-cost area (or state), start over fresh.

Re: What is child on disability for? Yes, this makes me a jackass, but disability payments for some learning issue is crap--so I hope that is not what my tax money is paying for. It would be better for my tax money to go to this kids and not the (where is her wheelchair, by the way) parents. Kids are not breadwinners, so unless this child has major medical expenses, he should not be getting a consolation prize/check every month (both kids look pretty normal).

I just cannot believe that there is not some job for these people to do. It is amazing what people can accomplish when they will be hungry otherwise. I feel like a complete lazy slob when I think of the story the movie The Pursuit of Happyness was based on.

Benign brain tumor that gives headaches = take pain killer. Also, I am sure these folks need to improve their diet (they should watch Fat, Sick, and Nearly Dead and hop on Mean Green).

This is what is meant by "dependency society" and they have fucked up their kids' lives, too.

If I sound harsh, then know that there was a county housing project located near my elementary school. Now due to the power of social media, I get to see how the lives of the 'project' children that I went to school with have panned out. Awful, many of those families, though kept intact, did not know how to raise kids and it turns out that just supporting people that don't know how to raise kids just repeats the cycle. Now I am even madder--the government wastes the lives of these kids. WASTES--especially the ones that die young.

Carolyn C says

I have been a section 8 renter for 10 years and have never left my property in poor condition. I have a credit score in the mid seven hundreds and great rental history. During the years I have met several responsible people on section 8. Please don't doom every person that receives the subsidy and lock them into renting in the slums.

It is the assholes that give you a bad name. Based on your post, I imagine you are the person for whom the program is made for. With a good credit score, you are living within your means, but since you qualify, then you have a legitimate income shortfall. It is the system abusers that make people want to toss out the entire program. It is also the system abusers that make landlords afraid of accepting S.8 tenants. I am glad you posted--it is nice to hear that there are those benefiting.

It's in the comment of 10/10, where he says:

,i even said i would pay for the cost of the repairs but she flatout doesnt want nothing to do with a sec8,now whos the greedy one...

http://napavalleyregister.com/news/local/local-family-struggles-to-find-housing/article_4f41dcca-f09f-11e0-8b60-001cc4c002e0.html?mode=comments

033 says

o you have to grout vct at all?

no sir, no grout at all. just amek sure that floor is level and use you a good fast drying glue. vct will last you forever. DO NOT POLISH THEM!!!!!!! they look god that way but you will have LIABILITY as soon some goofy runs down the hall in hes socked feet. other wise i like them. i still have dozens of boxes of the old ones when they still used ASBESTORS. those were better but they are illegal now

KILLERJANE says

ody, where are the pics?

Thinking saying and doing need to line up.

Dear Jane: I am dealing with a bedbug tragedy at the moment. when that is cleared up i will get you some photos. are you in the area by chance?

Jody, i am gulf coast of florida and also los angeles...bicoastal.

033 says

If these people don't come up with 600, can they just skate with excuses? Or can you UD them just like a non-sec 8 tenant?

The section 8 program isn't designed to prevent you from getting paid, or force you to be a victim to bad renters. If you understand how the program works, and you properly screen applicants, and you maintain your property as you should, it can be a great program for a property that typically attracts lower income households.

If a section 8 resident doesn't pay their part of the rent, you serve them a notice to pay just like you would any tenant, and you send your section 8 rep a copy of it. 9 times out of 10 the resident will come up with the money, as they can easily lose their voucher forever if you evict them.

This is my experience in San Francisco. I bought a house with Sec. 8 tenant. and I inherited them. No issue with rents for me but....

1) You can't increase rent easily, even if you go by the book of rent control. They are 'protected' by SFHA, it's not impossible but not easy. Trust me.
2) You can't move in or OMI. You have to pay them 'relocation' cost and on top of that, you must provide at least 90 days notice and not regular 30 days notice.
3) Assume you saved up to pay them 'relocation' fee, which may cost $20,000+ per family and if they have kids, not so easy. You have to calculate the period when the kids are in school holiday and not regular school days. It's the law, you can't relocate a family with kid during regular school days. And the kid happens to go for summer school, good luck with that... And if one of the tenants is senior citizen, good luck with that again..... I meant to the landlord not the tenants

berational says

Re: What is child on disability for? Kids are not breadwinners, so unless this child has major medical expenses, he should not be getting a consolation prize/check every month (both kids look pretty normal).

Benign brain tumor that gives headaches = take pain killer. Also, I am sure these folks need to improve their diet (they should watch Fat, Sick, and Nearly Dead and hop on Mean Green).

I worked for a housing authority; the manager called me and asked me to find out why a woman was on disability because she looked "normal" to him. It was none of his fucking business, just as it's none of yours.

One look at the list of medications the woman took reflected severe rheumatiod arthritis - one can "look" normal one day and be severely debilitated the next. It's difficult to hold a job when a person can't function much of the time, you'll be fired if you call in every other day. I didn't tell him this information, because once again - it was none of his fucking business.

People on disability don't get rich, and it costs money to raise a child. Children can be disabled for any number of reasons - and a severe learning disability can impede their functioning.

Benign brain tumor? A growth in the brain, whether or not it's benign, can fuck with your entire physical, mental and emotional well-being. A pain pill won't fix that.

So far as the statement about them needing to improve their diets, healthy food is expensive. You've already made your feelings known about their being on disability, would you like to give them more money to eat healthy? And don't assume they're on food stamps - people on disability often don't qualify because their income is too great.

Your compassion is underwhelming, and you'll never understand until you develop some. Perhaps volunteering at a hospice would help you understand how difficult it is to live with a debilitating disease. but then again, based on your posts, probably not.

John John says

This is my experience in San Francisco.

San Francisco is kind of a unique place, and is not representative of the rest of the state. I had many section 8 residents in the Central Valley, and I had no problems getting rid of problem residents. It can take a little longer, and requires a little more documentation that you normally do, but it's really not hard to do.

In addition, losing their section 8 voucher is a real good incentive that keeps many residents in compliance with the terms of their lease. A subtle, polite reminder of that has helped me correct lease violations on many occasions.

I don't mind section 8 at all. At low income properties, it provides great opportunities for renters and property owners, when the program is understood and used properly. If a property owner/manager doesn't take the time to learn the "ins and outs" of the program, it can be a nightmare.

berational says

watch Fat, Sick, and Nearly Dead and hop on Mean Green).

Agree...it's amazing what that green juice does for the body.
I have seen personally 3 people get well from it.

elliemae says

So far as the statement about them needing to improve their diets, healthy food is expensive.

No. Doctors and insurance and having a miserable life costs 10x or more than good nutrition.

KILLERJANE says

Doctors and insurance and having a miserable life costs 10x or more than good nutrition.

Well, I guess you'd know.

I friggin mind section 8. It is taxpayer funding of investments/gambling for landlords. Complete bull shit. At no time should the public be forced to pay rent on a privately owned property. Public should own the property that is free for poor people to live in. Section 8, like all other forced wealth transfers that make non-productive people consumers, screws up market forces and drives costs up.

End Section 8 for all privatey owned housing, or, at least disallow any SFH usage for Section 8. Get Section 8 out of the sub-divisions and back into the projects.

Bap33 says

Public should own the property that is free for poor people to live in.

In most cases, it's not free to live in . Tenants pay 30% of their income toward rent.

Bap33 says

Get Section 8 out of the sub-divisions and back into the projects.

The goal of S8 was to remove the stigma of public housing and move people into regular neighborhoods, where they would have the opportunity to see how the "other half" lived. I dare say that many people who grew up in S8 were able to live without subsidies when they became adults.

If S8 pisses you off, I'll be that the trend toward "scattered site" housing really frosts your balls. That's where the housing authorities puchase homes in regular neighborhoods for their tenants. They're slowly moving away from projects due to attitudes such as those displayed on this forum.

elliemae says

In most cases, it's not free to live in . Tenants pay 30% of their income toward rent.

if a person's income is aide, then they have ZERO responsability for their rent. And, the dirty secret of Section 8 Landlording is to not worry about the tennants portion, since the gaurenteed portion being covered by taxpayers is normally more than they could rent it for to working people.

I am not sure if your area has some type of 70%/30% rule, but here in Merced County, California, there Section 8 is up to full payment of rent.

There is an average rental price amount listed by each county housing auth., based on number of rooms, ect ect., and you can see for yourself that the amount that Section 8 is willing to pay in rent is too high. Well, in Merced County it is, in my opinion. The highest rents being paid in any lower/middle income subdivision is Section 8 - by far. Just the want-ads tell that story, as well as first hand knowlege.

Yes, S8 pisses me off. Not because I do not want a warm safe place for people to sleep. I would be happy to buy some multi-room housing for those in need. But, I do not agree with taxpayers paying for investulators to line their pockets while renting to who-ever, turning good neighborhoods to gangland.

In this area, the homeless are mostly white males. Can I assume white males don't get Section 8 in Merced County?