So I made the handyman trip to my rental unit last evening after the tenant called and told me that the washer was spewing water all over the place.

A few things crossed my mind when she described what was happening:

1. The outflow tubing came out of the drain fitting and when the spin cycle started the water ended up on the floor instead of in the drain.
2. The outflow tubing disconnected itself from the pump.
3. The drain backed up and when the washer tried to pump all that water down the drain, it back flowed out the pipe.
4. The water pump case cracked and is leaking from inside the washer.

Any one of the above I could have taken care of myself.

Unfortunately, none of those scenarios existed. At least not entirely.

After I arrived, I fired up the old Whirlpool about half way with water, and then put it right into the spin cycle. I can hear the water being sent down the pipe, and then I start to notice something.

Water is seeping in through the foundation wall right where the drain pipe goes through the concrete floor.

Evidently the drain pipe (that’s been buried in the concrete floor, has become partially blocked to the point where the high flow rate from the spin cycle pressurizes the pipe, and the water then makes its way either through a hole in the pipe or a broken fitting.

Regardless, the washer isn’t broken. It’s much worse then that.

I attempted to snake the line to try and relieve the clog, and those of you who have done that know what a joy it is. I ended up with a black greasy sludge from my finger tips to my elbows. Regular soap wouldn’t even cut it. I had to wait till I got home to wash my hands with the orange pumice hand cleaner… that was a long drive home.

Anyway, I was able to free up the clog, at least partially. There’s not nearly as much water coming through the wall as there was with the clog, but it does still come through the wall.

So I’ve called my buddy Paul who’s a plumber and asked him how I should proceed. Naturally I knew that the concrete was going to have to come up, but didn’t know how big of a job I was really in for. Plumbing I can do. I can work with copper and plastic PEX (wiki: PEX), but interfacing new PVC with old cast iron is out of my realm.

Paul indicated that any good plumber could do the work, and that he’d done a similar project for a guy a while back and it ended up costing the guy around $500 start to finish, and that included pouring the cement to fill the trench after the new pipe was laid.

So now I have to figure out where I stand. I have to fix the problem, and I’m leaning towards contracting it out. Breaking up 10 feet of concrete with a sledge hammer doesn’t sound like any fun, and may make a case for paying a pro to furnish the back breaking labor.

What do you think? Break my back tearing up the old concrete and learn how to replace the pipe, or just write the check?

In the mean time, I’ve told the tenants that they can use the sink (which drains into the same line) and can even wash their clothes, just expect some water to come in through the foundation when they do. It’s not a big deal, the basement is unfinished and the water will make its way down the floor drain, no problem.

Rental Property landlord, plumbing, rental propert, repairs

I’ve been casually looking for another rental property next to the one I already own. For a long time, the people in the area have been very proud of their houses, asking nearly 5 times what they’re actually worth. Needless to say, those houses are still on the market, many for as long as 15 months and counting.

But there is one property just a block or two away from my first one that has been on the market for 4 months, and its price has been dropping like a rock. The reason? The bank wants out!

I remember back when this property was on the market the first time around, and was purchased for nearly $100,000 by someone with intentions to rehab it. Evidently, they got half-way through with the job and ran out of money. The foreclosure process began and the bank ended up with their very own, half finished rehab. Just what they wanted, I’m sure!

The initial list price was $89,900 and has come down $10,000 each month for the last three. The current list price is $59,000 but I’m sure the bank would take less if the terms were right.

I’ve got an appointment to take a look in the property on Saturday, but I got bored today and started snooping around outside and looking through the windows.

The stucco exterior is in good shape and has been recently painted. The windows look brand new all the way around, and with the exception of a couple of torn screens, won’t need any work.

The bushes in the landscaping have died off due to neglect, but it wouldn’t take much to spruce things up.

The air conditioner looks fairly new, as the finish on the side of it is still shiny.

The property lacks guttering all the way around, but it wouldn’t take much to fix that. The last guttering job I had done ran me $800, but I wasn’t terribly pleased with the workmanship.

Peaking through the windows, the kitchen has been completely upgraded with new tile and counter tops all the way around. It’s not contractor-grade stuff either, which may explain why they ran out of money during the rehab!

The carpet in the lower level looks like it needs to be replaced or at a very minimum steam cleaned, and there are a few holes in the drywall, which is an easy fix. The original trim is still intact and has been recently painted, but I’m not a big fan of the pinkish color.

Naturally, I wasn’t able to see the bedrooms in the upper level, or the basement.

A few things I’ll be on the lookout for on my visit Saturday:

1. The condition and extent of the electrical wiring.
2. The condition of the plumbing. Anything but newer copper could pose a problem.
3. The condition and structural integrity of the foundation. The stacked-rock foundations in the area are fairly robust, but this is a major area that could bust a deal really quick.
4. Overall integrity of the structure. Drywall I can handle, major structural issues, not so much.

The property is in a better part of the neighborhood than my first rental, but it’s also further away from the local campus.

More to come…

Investing, Real Estate, Rehab Projects, Rental Property foreclosure, investment property, Real Estate, rental propert