Punch List - New Place

[drscott]

You expect that when you move into an older apartment that a few things will need work. My first clue that there would be more than usual wrong came when the renting agent (who lives in this 8-unit building, in the one bedroom directly below us) told me he recommended the owner not let us move in because we would be "difficult tenants." This was after he had told me the walls would be patched and repainted (since they were badly marked.) I had assumed from conditions that the unit had not been painted for 5 years or more, but in later discussions with the owner, he felt aggrieved because it had been painted two years ago and the current tenants had just been very careless. The owner tried to clean and patch-paint himself, removing many of the marks but leaving the place still marked up. We now get along fine with the owner (a plumber originally from Ulster who lives in Marin) but deal as little as possible with the high-strung gay rental agent Brian.

So it appears Brian's informal management of the building and its tenants (he picks who gets in) revolves around causing as little work for him as possible. Most of the tenants in the larger townhouses are young straight techies in groups, and they don't treat it very well or bother to get things fixed. The building was built in 2001 as condos.

Here's the punch list so far:

-- No screens (most SF apartments don't have them)
-- Dirty walls, chipped paint, dirty carpet
-- Kitchen faucet leaks when on
-- Kitchen vent hood light bulbs both broken off in sockets. Owner got one out and appliance repair guy did the other; we replaced bulbs.
-- Water dispenser on fridge didn't work. Appliance repair guy fixed but then left icemaker unfunctional. He returned to straighten a pin in the control board connector.
-- Springs in dishwasher door broken so it free fell; David ordered a new one and took the dishwasher out to replace it (twice.) Still not quite right.
-- The light bulbs (fluorescent mini-floods) in the recessed fixtures throughout are hard to find, so the tenants over time had replaced them with bare compact fluorescents. Had to order 12 new bulbs online (at $7 each) to get a uniform appearance.
-- The entry intercom doesn't work, so everyone buzzes in people without knowing who they are. You get a phone call from the system (Caller ID "L MCAULEY", the owner's name -- I've told him that is easily changed to something more informative, since for days I thought his cellphone was random-dialing us) but the people wanting in can't hear anything you say, so you end up having to let them in if you're expecting anyone.
-- Tub caulk missing in a few spots
-- A missing outlet cover (now replaced)
-- GFI in kitchen trips at random, shutting off power to fridge
-- Washer made horrible buzzing sounds. Owner replaced.
-- The Venetian blinds are nearly all damaged or broken. Owner measured for replacements but nothing has happened so far.
-- Gas fireplace does not work
-- Oven door handle loose

Just a few little problems! I'm debating whether to tell the owner he's being hurt by Brian's "let everything go" style of management, and selection of tenants more likely to cause damage; this place would make more money spiffed up a bit and rented to less casual groups.

Comments

[abqdan.livejournal.com]

While most are simply annoyances, I would be very concerned about the GFI. A qualified electrician needs to check that as soon as possible. A GFI can wear over time and trip without need - but the device is there to detect leaks to ground, and overloading of circuits. Does it perhaps trip when the microwave and dishwasher are on, AND the fridge compressor starts up? That would show an overloaded circuit, not to code.

The point here is that some of the faults this indicates can cause electrical fires if not checked.

My old, low-rent apartment rentals are repainted after every tenant, along with carpet cleaning and lock changing - it's a cost of ownership of a rental (and of course deductible). And the owner can keep the security deposit if there is any damage beyond normal wear and tear; so he shouldn't be reluctant to do this work.

[dr-scott.livejournal.com]

It seems odd to have a GFI on a circuit for both outlets and fridge. And nothing special seems to be happening when it trips. So far only twice in a month. I can easily replace the GFI myself...

[abqdan.livejournal.com]

Current code (in NM) requires one GFI to every three outlets in a kitchen area, including the fridge. (Our 1960s wiring, before the remodel, had six outlets, the dishwasher, disposal and fridge all on the same circuit!) The replacement isn't the issue; it's a question of whether there is a hidden wiring fault that could cause a fire. A qualified electrician can do that.

[dr-scott.livejournal.com]

Aha. Since I've never had one trip before, I didn't realize it was common to have the fridge on it also. I've let the owner know, but don't expect anything to be done about it...

[dendren.livejournal.com]

really? most SF places don't have screens? I've never noticed that. That'd drive me buggy!

[omero-hassan.livejournal.com]

I'm debating whether to tell the owner he's being hurt by Brian's "let everything go" style of management, and selection of tenants more likely to cause damage...

If it were me, I wouldn't.

[fuzzygruf.livejournal.com]

I'm a bit confused. Was the placed advertised to have screens?

[dr-scott.livejournal.com]

Along with "we don't need air conditioning!" - the locals cling to this charming belief there are no bugs and no really hot days. This is called dealing with the reality of a functionally obsolete housing stock and a city government that spends more time on symbolism than getting housing built. If you have no choice, might as well pretend it's great!

[dr-scott.livejournal.com]

The windows came with screens as built in 2001. Someone removed them all.

[dr-scott.livejournal.com]

You are wise, Obi-wan. I agree, and we're not going to be here many years anyway.

[ricksf.livejournal.com]

Not sure of City code but most communities these days require a GFI if the outlet is in/near a 'wet area'. As Dan noted, GFIs, if exercised too often, can get weak and trip for no reason. I also agree with Dan that this is a potential issue. My suspicion, if the fridge is a few years old, is that its causing the trip when the compressor kicks on as its momentarily drawing too much current. I'd suggest replacing the GFI and seeing if the trips continue. If they do, you definitely have an issue of some sort.

After having rented several apartments in SF, I'd say your punchlist is par for the course.

[fuzzygruf.livejournal.com]

That's awful. I bet they're not cheap. I'd just send a copy of the police report of your stolen screens to the landlord and then make him submit that to his insurance company to replace them.

[dr-scott.livejournal.com]

You are being excessively snarky with me. You may choose to live as you wish; i don't criticize you for your choices.

[fuzzygruf.livejournal.com]

You're right. I'll lay off those comments on your journal.

[mrdreamjeans.livejournal.com]

I see no reason to protect Brian in any way. He's obviously high maintenance and incompetent.

...

[dorisduke.livejournal.com]

I just had an inspection done on one of our purchases. This place has an older fridge and it is on a GFI. He suggested that if this fridge is to stay we should change the outlet back to a regular outlet.

[cubdaddy.livejournal.com]

Why don't you two just come live with me; rent free and all the ass you can stand provided you cook and clean? It'll be a bit cozy until I spring for a king sized bed.