This is why fitting tiny en-suites into rooms is a problem. You don't get the ventilation, that causes mould and the mould lifts the silicone which leads to the leaks. You'll also find that the tenant finishes their shower & just closes the door, doesn't even attempt to air the room out. In my HMOs I only do communal bathrooms, I appreciate that isn't where the demand is but in terms of maintenance it's so much easier. My cleaners can then do the bathrooms without entering a tenant's room. I guess a compromise would be an en-suite w/c and basin but keep the showers in a communal part. If the cleaners do go into the rooms then you open a can of worms in case anything goes missing, and by asking that the cleaner enter or for pictures you're breaking the "quiet enjoyment" clause that tenants are expected to have. That may not end well if you get a tenant who understands their rights.
Hi, I run a home improvements business and we renovate a lot of bathrooms, a new bathroom/ ensuite completed 14 months ago should no leak and repairing it by over boarding the shower area with aqua boards will not resolve the issue long term. Also wear and tear by tenants not looking after it would not cause this either. Just a tip, when getting any building works done keep an eye on everything if possible, cutting corners causes leaks!
cleaning by the tenant has nothing to do with your problem, it might be easy to blame the tenant but the truth is you put aqua board on plasterboard both of which are very flexible which causes gaps even it they are seal correctly, it would only take some one to lean up again the wall to break the sealed joint or even slip in the shower and bang the wall. The ventilation is almost zero in there as well those little axial vents are useless. if you are fitting showers or bathrooms go for backerboard which is a fiber cement board and the tile over it, if possible use natural ventilation and if not possible install an over sized extract vent that will do away with the mole for the most part. By the way, mould in those spaces cause lung problems for chidlren and adults a like, so might want to consider sorrting it out proper thanks for all your video, you are brill and so are the vids
Hi guys does the property have an extractor fan? It didn't look like from what was shown so far. For all bathrooms particularly these tiny ones, having an extractor fan is a must!!. The humidity level in that bathroom is always up, and ventilation is needed all the time, an extractor fan with a humidistat is a must. The humidity sensor will automatically turn the exhaust fan on when the humidity level of the room reaches a preset point and will stay on until it falls below that point. You can also set it up in a way such that you dont need the light switched on to activate the extraction process. This would have significantly reduced the costs for you.
There doesnt appear to be any ventilation in the bathroom from what I can see which is certainly why you would have damp patches like those so soon on the ceilings. I old have expelair fitted if no window.
This is why so many get out of this type of real estate, between unreliable contractors and bad tenants, it's a challenge few are up to. Hope you are doing background checks for both contractors and new tenant applications, this is so worth it. Thanks for the upload, and I hope you are able to be reimbursed by the original contractor who clearly failed in satisfactory workmanship.
Thinking that would depend on what country you reside in. Here in the States when you apply for a rental you give the landlord permission to check your Credit Report, but they also gather information where you last rented i.e. the address, phone and name of property manager or owner. Hope that helps.
Whether you use tiles or boards in showers both require sealant, landlord needs to re-seal with silicone appprox every 2 years,. Also mould in hmo due to lack of ventilation and tenant drying laundry etc in rooms. Provide a drter with washing machine in hmo prevents this
One of the showers in an apartment where we lived a few years ago was dripping down inside of the wall down to our neighbor's bathroom ceiling. It was the shower pipe, where the pipe came up and is connected to the part that comes out of the wall into the shower. Ok, that sounds super confusing 😂. The neighbor let us and our landlord know the second she saw a spot. She had just gotten finished doing a complete makeover of the whole apartment/condo, so it was very irritating for her.
So lets get this straight - Tenants are not saints, but when you pack so many rooms and showers into small houses, without proper ventilation and with so many shoddy workmen (who know the work is for a tenant in a tiny room) are not bothered.
Water damage is THE absolute worst. Especially when it is pretty for any length of time. And more infuriating when it's due to poor contractor work. I've been there more times than I care to think about, and that's just on my own home. I do hope it turns out much better going forward and you get tenants willing to take better care of the beautiful places you've created for them. Keep us posted on all the tips and tricks you find best to avoid this disaster. Thank you for being willing to share that it's not all roses and cherries after a project is done.
Oh man, you guys!! The things that you don't expect. 😮Expensive lesson indeed. I wanted to get into real estate when my kids were little, but....my kids were little, LOL!! I was learning, but when you have little ones, OY!! I love watching the processes you share. Thanks Ach & Lia. 😁😁
Thanks for sharing your experience. It really is amazing how much goes into being an investment property owner. I wish you all the best on all your current and future investments. You are two of the nicest people in the world and deserve only good things!! Much love from auntie Jean xo
Wow, you certainly wouldn't think that after only 14 months anything of that sort would be happening. I know you have taken care of it now and can move forward. Certainly, the tenants didn't have stock in the way it was initially finished but It's disheartening to think they would trash your property and not keep their personal space clean and sanitary. Lessons learned and noted. Keep on with your high standards.
It’s nice that you showed that for anyone who is considering doing this. I don’t some people realize that things like that can happen. A friend of mine leases a 3 family home and has had several issues with tenants trashing the apartment and required damage repair.
Interesting but also annoying for you guys as the original job wasnt done properly. When Lia was driving, I was like "wait.., that's NUNEATON train station!" When you said station I thought it would be somewhere else. 💕
I’ve had the same leak issues at my HMO and it’s much cheaper to reseal. I made the mistake of opening underneath the ceiling in the room below to find a solution to the problem 🤦🏾♂️, only to find out it was the seal around the tray and floor. It’s been fixed now and my plumber checks the seal around the top bathrooms every 3 months.
@@PropertyCouple exactly and luckily we don’t make these mistakes all the time. I had another leak at a diff property, downstairs soaked, had to change carpet, tenants moved out, was a mess 🤣. Now I know to always check the seal in bathrooms at my properties regularly 😉 Thanks for sharing and I know it will help others.
We had a leaky toilet in a second floor bathroom in a place we rented. We told our landlord several times. Asked him to please come fix it or check on it. We used every DIY we could think of or find online. We couldn't afford to have it fixed ourselves. It leaked finally through the ceiling and into the first floor. When he came it finally, he said it was basically our fault and kicked us out. I know you guys aren't like that. But I also know renting is hard on the person living there too. I wouldn't know what to look for in a shower installation to see if it's correct or not. When I take my glasses off (to shower) I can't see anything. How would a cleaner know what to look for? I think your point is that when you're doing installations, as the landlord, don't go for the cheapest contractors or least expensive fittings.
It's always frustrating to hear about poor landlords. In terms of the cleaner, we ask her to look for the specific items in terms of ensuring the property is being looked after. This is different from the original instal which is when we should have been more on it in terms of the snagging.
As a Property Manager in US, they need to open the down stair wall the bedroom because if the baseboard has water damage then you have mold in the wall. And that a Health issue.
Leaky showers are the bain of my life!! I removed a bath in one property and put a shower and have regretted it ever since, cos the shower has been resealed and fixed many times!!
Hiya A.K and Lia, Nevermind what's happend, just put it behind you the best you can, my brother in law put ceelant around our bath yesterday, on wards and upwards, this is Choppy in Whitehaven, Cumbria, England
When he said overboarding, is he sticking on new board over the old one, or replacing the old board? I've not heard of aquaboard before. I'm now a dab hand at siliconing after replacing all mine on the shower. Someone needs to invent Xray specs so you can see under the shower at exactly where the leak is coming from. Why haven't they invented that yet?🤣
The damage at your property in the shower is terrible. You have my sympathies. I've been there. One question, in California, USA, contractors are required to certify their work for 12 months. You would have been just over the mark and, as we say, in a world of hurt. Do you have any information on the requirements for contractors guarantees in your area? Love ya!
very interesting story! and, having a cleaning service is a good feature for an apartment/condo! 🙂 You know there was a TV show back in the 80s about a woman who was the landlord for a bunch of college girls, and she was sort of their mother figure....it was called The Facts of Life. It was a silly comedy, but your life as landlords kinds of makes me think about it. Also, the line from Sex and the City where they say your 20s are for having fun, your 30s are for learning lessons and your 40s are for paying for the group's bill at the end of the party. lol 🙂
Maybe, but the issue we have is that your premium then goes up the following year....so on 'smaller' things like this it's usually better to just get it fixed pronto.
This is why fitting tiny en-suites into rooms is a problem. You don't get the ventilation, that causes mould and the mould lifts the silicone which leads to the leaks. You'll also find that the tenant finishes their shower & just closes the door, doesn't even attempt to air the room out. In my HMOs I only do communal bathrooms, I appreciate that isn't where the demand is but in terms of maintenance it's so much easier. My cleaners can then do the bathrooms without entering a tenant's room. I guess a compromise would be an en-suite w/c and basin but keep the showers in a communal part.
If the cleaners do go into the rooms then you open a can of worms in case anything goes missing, and by asking that the cleaner enter or for pictures you're breaking the "quiet enjoyment" clause that tenants are expected to have. That may not end well if you get a tenant who understands their rights.
Hi, I run a home improvements business and we renovate a lot of bathrooms, a new bathroom/ ensuite completed 14 months ago should no leak and repairing it by over boarding the shower area with aqua boards will not resolve the issue long term. Also wear and tear by tenants not looking after it would not cause this either. Just a tip, when getting any building works done keep an eye on everything if possible, cutting corners causes leaks!
cleaning by the tenant has nothing to do with your problem, it might be easy to blame the tenant but the truth is you put aqua board on plasterboard both of which are very flexible which causes gaps even it they are seal correctly, it would only take some one to lean up again the wall to break the sealed joint or even slip in the shower and bang the wall. The ventilation is almost zero in there as well those little axial vents are useless.
if you are fitting showers or bathrooms go for backerboard which is a fiber cement board and the tile over it, if possible use natural ventilation and if not possible install an over sized extract vent that will do away with the mole for the most part.
By the way, mould in those spaces cause lung problems for chidlren and adults a like, so might want to consider sorrting it out proper
thanks for all your video, you are brill and so are the vids
Hi guys does the property have an extractor fan? It didn't look like from what was shown so far.
For all bathrooms particularly these tiny ones, having an extractor fan is a must!!.
The humidity level in that bathroom is always up, and ventilation is needed all the time, an extractor fan with a humidistat is a must.
The humidity sensor will automatically turn the exhaust fan on when the humidity level of the room reaches a preset point and will stay on until it falls below that point.
You can also set it up in a way such that you dont need the light switched on to activate the extraction process.
This would have significantly reduced the costs for you.
There doesnt appear to be any ventilation in the bathroom from what I can see which is certainly why you would have damp patches like those so soon on the ceilings. I old have expelair fitted if no window.
This is why so many get out of this type of real estate, between unreliable contractors and bad tenants, it's a challenge few are up to. Hope you are doing background checks for both contractors and new tenant applications, this is so worth it. Thanks for the upload, and I hope you are able to be reimbursed by the original contractor who clearly failed in satisfactory workmanship.
It's definitely not for everyone, which is why a lot of our investors invest with us!
How can you do a background check on them?
Thinking that would depend on what country you reside in. Here in the States when you apply for a rental you give the landlord permission to check your Credit Report, but they also gather information where you last rented i.e. the address, phone and name of property manager or owner. Hope that helps.
Whether you use tiles or boards in showers both require sealant, landlord needs to re-seal with silicone appprox every 2 years,. Also mould in hmo due to lack of ventilation and tenant drying laundry etc in rooms. Provide a drter with washing machine in hmo prevents this
One of the showers in an apartment where we lived a few years ago was dripping down inside of the wall down to our neighbor's bathroom ceiling. It was the shower pipe, where the pipe came up and is connected to the part that comes out of the wall into the shower. Ok, that sounds super confusing 😂. The neighbor let us and our landlord know the second she saw a spot. She had just gotten finished doing a complete makeover of the whole apartment/condo, so it was very irritating for her.
Some people just get on it, some don't say a word and I have no idea why!
Leaks are so frustrating. You both are doing the best you can. I've learned things the long way myself. Great channel!😊❤
Thanks so much! 😊
So lets get this straight - Tenants are not saints, but when you pack so many rooms and showers into small houses, without proper ventilation and with so many shoddy workmen (who know the work is for a tenant in a tiny room) are not bothered.
Water damage is THE absolute worst. Especially when it is pretty for any length of time. And more infuriating when it's due to poor contractor work. I've been there more times than I care to think about, and that's just on my own home. I do hope it turns out much better going forward and you get tenants willing to take better care of the beautiful places you've created for them. Keep us posted on all the tips and tricks you find best to avoid this disaster. Thank you for being willing to share that it's not all roses and cherries after a project is done.
Thank you for watching!
Oh man, you guys!! The things that you don't expect. 😮Expensive lesson indeed. I wanted to get into real estate when my kids were little, but....my kids were little, LOL!! I was learning, but when you have little ones, OY!! I love watching the processes you share. Thanks Ach & Lia. 😁😁
There is still time to get into it Vicki! 😁 forms.gle/ohA1ReLMD8yyKdwe9
@@PropertyCouple Thanks, guys!! I appreciate the support. 😊
Thanks guys for being so open and honest.
Always
Thanks for sharing your experience. It really is amazing how much goes into being an investment property owner. I wish you all the best on all your current and future investments. You are two of the nicest people in the world and deserve only good things!! Much love from auntie Jean xo
ALWAYS appreciate the love auntie Jean x
What I see is that there was a problem, and you were on top of fixing it quickly. That is commendable, not embarrassing.
Wow, you certainly wouldn't think that after only 14 months anything of that sort would be happening. I know you have taken care of it now and can move forward. Certainly, the tenants didn't have stock in the way it was initially finished but It's disheartening to think they would trash your property and not keep their personal space clean and sanitary. Lessons learned and noted. Keep on with your high standards.
I don't think panelling has any pros apart from being cheaper than using tiles.
Interesting how quickly the showers failed. I’m sure that you are no longer working with that contractor.
We are not.
It’s nice that you showed that for anyone who is considering doing this. I don’t some people realize that things like that can happen. A friend of mine leases a 3 family home and has had several issues with tenants trashing the apartment and required damage repair.
Thanks for taking the time to watch!
We have unreliable contracters here too.
Aren’t they the best 😂
Interesting but also annoying for you guys as the original job wasnt done properly. When Lia was driving, I was like "wait.., that's NUNEATON train station!" When you said station I thought it would be somewhere else. 💕
I’ve had the same leak issues at my HMO and it’s much cheaper to reseal. I made the mistake of opening underneath the ceiling in the room below to find a solution to the problem 🤦🏾♂️, only to find out it was the seal around the tray and floor. It’s been fixed now and my plumber checks the seal around the top bathrooms every 3 months.
We have to fail to learn right.
@@PropertyCouple exactly and luckily we don’t make these mistakes all the time. I had another leak at a diff property, downstairs soaked, had to change carpet, tenants moved out, was a mess 🤣. Now I know to always check the seal in bathrooms at my properties regularly 😉 Thanks for sharing and I know it will help others.
We had a leaky toilet in a second floor bathroom in a place we rented. We told our landlord several times. Asked him to please come fix it or check on it. We used every DIY we could think of or find online. We couldn't afford to have it fixed ourselves. It leaked finally through the ceiling and into the first floor. When he came it finally, he said it was basically our fault and kicked us out. I know you guys aren't like that. But I also know renting is hard on the person living there too. I wouldn't know what to look for in a shower installation to see if it's correct or not. When I take my glasses off (to shower) I can't see anything. How would a cleaner know what to look for? I think your point is that when you're doing installations, as the landlord, don't go for the cheapest contractors or least expensive fittings.
It's always frustrating to hear about poor landlords. In terms of the cleaner, we ask her to look for the specific items in terms of ensuring the property is being looked after. This is different from the original instal which is when we should have been more on it in terms of the snagging.
oh man! Thanks for sharing. Thanks for the learning experience.
Thanks for watching!
aqua boards are the worst, very often fitted incorrectly and then you have to deal with leaks….best to avoid!!
You could have told us before 😂
OMG That is bad. The tenet should have said something. And the cleaner should have said something too.
You'd think......but tenants often don't talk up.
As a Property Manager in US, they need to open the down stair wall the bedroom because if the baseboard has water damage then you have mold in the wall. And that a Health issue.
We would love to come round properties with you in the US one time!
The original contractor should be held responsible and fix it. Only 14 months is shocking.
Leaky showers are the bain of my life!! I removed a bath in one property and put a shower and have regretted it ever since, cos the shower has been resealed and fixed many times!!
Annoying
Can't you get one-piece fiberglass shower stalls over there? It's a rental...
We use tiles now....
@@PropertyCouple 😀Posh.
Hiya A.K and Lia, Nevermind what's happend, just put it behind you the best you can, my brother in law put ceelant around our bath yesterday, on wards and upwards, this is Choppy in Whitehaven, Cumbria, England
Thanks for watching Choppy!
@@PropertyCouple No bother A.K and Lia.
Do you rent all your properties fully furnished? Also in UK don't tenants have to pay a security deposit to cover wear and tear when they move out?
For the HMO model we do yes. We also require a deposit for any damage they have done, but in this case we can't blame the tenant for a leak.
You’re an awesome 😎 RUclips channel.
When he said overboarding, is he sticking on new board over the old one, or replacing the old board? I've not heard of aquaboard before. I'm now a dab hand at siliconing after replacing all mine on the shower. Someone needs to invent Xray specs so you can see under the shower at exactly where the leak is coming from. Why haven't they invented that yet?🤣
An invention they would make someone extremely rich!
The damage at your property in the shower is terrible. You have my sympathies. I've been there. One question, in California, USA, contractors are required to certify their work for 12 months. You would have been just over the mark and, as we say, in a world of hurt. Do you have any information on the requirements for contractors guarantees in your area? Love ya!
Yes we would have had some sort of guarantee for 12 months but we just needed the work doing/fixing and decided to move on.
OMG. I wish my landlord would clean my place.
There is a room available when you need one 😂
Increase your rent and you will have one😊
very interesting story! and, having a cleaning service is a good feature for an apartment/condo! 🙂
You know there was a TV show back in the 80s about a woman who was the landlord for a bunch of college girls, and she was sort of their mother figure....it was called The Facts of Life. It was a silly comedy, but your life as landlords kinds of makes me think about it. Also, the line from Sex and the City where they say your 20s are for having fun, your 30s are for learning lessons and your 40s are for paying for the group's bill at the end of the party. lol 🙂
If you ever want a room let us know! 😁 thanks for watching.
I would pay a inspector to inspect contractors work before contractor gets paid.If something not suitable contractor will have to to remedy it.
The saying ''if you want something done right, do it yourself'' comes to mind.
Lvt flooring
Does your insurance cover that sort of repairs? Or perhaps something in the agreement with the original contractor, since it was likely their fault.
Maybe, but the issue we have is that your premium then goes up the following year....so on 'smaller' things like this it's usually better to just get it fixed pronto.
Great video ! Do you guys do your own finance/ mortgages etc .
Thanks. Sorry what do you mean do our own finance? Do you mean lend money?
Guys although managing this type of business seems to be very stressful I wander if it's profitable , is it worth it .
Some people think it’s worth it some do not. The ones that don’t are the ones who invest into our business.
Ohh I’m not sure I’d want to send photos to my landlords. How is that request being received?
So far no one has an issue with it as it benefits everyone all round.
horrifying to see how people live in the beautiful rooms you created 😢 is this in London? Wouldn’t be surprised if it was
It’s not London
Warranty on workmanship?
Limited.
Sometimes you're lucky to find the problems early instead of years later. It could be a lot more damage if it's been years.
Absolutely!