clogged toilet?

The dreaded phone call comes in that your tenant has a clogged toilet at 8pm at night.  What now?  So you scurry over to your rental property to determine if you can fix it.  You check it out, maybe even try to plunge it.  Nothing happens, still a slow drain and a gurgling noise.  At this point you have wasted over an hour of your time, time that you should be spending elsewhere.

You shrug your shoulders and tell your tenant you will call a plumber as they will need to snake the drain.  Giving your tenant the benefit of the doubt that there are likely roots in the main line which is causing the gurgling.  You finally get a hold of a plumber that will be there sometime tomorrow between the hours of 1 and 4 pm... and you need to be there to authorize work.  Ugh!  Now what?

So you take the afternoon off of work and wait for the 30 minute courtesy call that they are on their way.  You get the call!  You head over to the rental property and meet the plumber, the tenant says that the slow drain and the gurgling is still happening.  The plumber looks for the clean-out, but can't find it and you aren't sure where it is.  So the plumber goes to the roof with his snake.  30 minutes later he comes down with a child's small toy that had been flushed down the toilet.  OK, not great, but at least its fixed for a couple of hundred dollars and not tree roots.  The plumber goes back inside to test the toilet and comes back out with bad news... still won't flush!

So now the plumber says, do you want me to pull the toilet?  That's another charge.  You shrug your shoulders and say yes, because what else are you going to do.  The plumber takes his snake inside and pulls the toilet.  He starts his snake and out comes a headless child's doll covered in toilet paper from about 1 foot down the pipe.

Now the plumber comes back out and says, here is what I found.  Since the toilet is off do you want me to camera the drain in the case there are more items down there.  Of course you say yes, cause if he puts the toilet back then has to come back to do it that is another charge.

Plumber comes back out and says the camera showed nothing else is in the drain.  You sigh and he fills out his paperwork along with charges of around $300-400.  He puts in his report the issues and the apparent abuse caused by the tenant.  You ask him to put as much detail in the report as possible so that you can charge back to the tenant, and he obliges and says good luck with that.

At this point you are into this little project for over 4 hours of your time, half a day off work spent standing outside of your rental, and a few hundred dollars because your tenant's child decided they didn't want their toys anymore.


And people say Property Management is to expensive.

Granted you still probably would have paid the plumber, but at a discounted rate.  The soft costs are your time, energy, paid time off, and the stress of the situation.

How to fix a hollow tile

There are always various items that come up in maintaining a property and this is one that will affect tenants and homeowners alike.

The Problem - there is a loose tile right in the middle of your floor.  Now this won't probably have to much affect on you until it breaks, but it can be annoying and also time consuming to pull the tile up, scrape all of the adhesive and put it back down.  You will likely break the tile and make cause a larger mess if you attempt to pull it up.

There is an easier way - with a product called fix a floor that can be found at major home improvement stores.

I have used this product many times for hard to reach tile fixes.  The process is very simple.

1. drill holes in the grout surrounding the tile.
2. vacuum up any loose grout from the holes.
3. use the fix a floor product via a caulk gun (instructions are on the package)
4. put a heavy weight on the floor for 24-48 hours
5. grout over the holes that were drilled into the grout.

There are many videos on how to use this product on YouTube.  Just another fix quick tip from Kajuka Properties.**Please consult a professional if you are unsure of the process.

Hurricane Season: Tips for Tenants and Landlords

Florida has long been called a tropical paradise. With the warm weather and beautiful waters also comes the risk of tropical storms and hurricanes. Here are a few suggestions regarding preparing your rental investments for hurricanes:

Safety Comes First

Most of Florida is scattered in lower elevation areas prone to flooding, aka flood zones. Living close to the water often results in mandatory evacuation zones should a storm hit. It is advisable to provide this information to tenants so they can prepare to evacuate, if required. It is also recommended to advise where to obtain local evacuation routes and emergency response numbers in addition to local resources tenants can rely upon to provide expert advice should a storm hit. As a tip, providing a cheat sheet taped to a kitchen cabinet door including local numbers, sites, and necessary information is always helpful.

Protect the Property

This information should be covered a few times. First, ensure details regarding landlord and tenant expectations should a storm hit are clear in your lease. Your lease is a contract that legally sets the stage should issues result. Tenants should be advised if it is their responsibility to pick up and secure yard and outdoor debris prior to a storm. This should be communicated multiple times: at move in, within your lease, tenants handbook, taped to a kitchen cabinet door (along with emergency  numbers), and prior to hurricane season. Having expectations set is the first step to preparation for both tenants and landlords. If the property has hurricane shutters or requires boarding up of windows, it is common for landlords to request tenants to secure window; however, it is in the investor’s best interests to ensure the property is secure. Some tenants are not capable of lifting heavy boards or going to great lengths, such as climbing ladders, to secure hurricane shutters. Wind straps and hurricane shutters also provide the deepest discounts and improve the chances your investment will survive a storm. It also provides your tenants’ confidence their safety is your highest concern. Paying a professional service, such as a property maintenance firm, is another option to consider if your tenants need assistance. Regardless, it is recommended to confirm action has been taken, whether by the tenant or at the investor’s expense. After the storm, it’s the investor who suffers if damages result so preventative measures factoring the tenant’s capabilities are highly advised.

Make Sure You Have the Right Insurance for Hurricanes

It is advised to have a good conversation with your insurance agent to fully understand the variety of insurance coverage available both in general and in particular to flooding and hurricanes. There are many factors to consider so make sure you fully read the policy before you sign as policies will cover only what is listed. This goes for both property insurance and renter’s insurance. It is also highly advisable to ensure your tenants are aware of the insurance they need to cover their belongings both in general and due to flooding or a hurricane. It is also highly recommended for property owners keep a record of all interior and exterior pictures should they need to file a claim for insurance. This also holds true for tenants regarding personal contents.

While preparation is key in terms of success to weathering a storm, setting the right expectations up front and having a clear communication path with your tenants is equally as important.