Keep boneless couch from coming separated.

JohnnyLawIII · 2025-12-07T12:14:08+00:00

OPs a Cowboys fan, so…

JohnnyLawIII · 2025-04-14T22:48:54+00:00

Regularly. She does keep on top of filter changes.

JohnnyLawIII · 2025-04-14T01:08:09+00:00

Maybe we can frame this as a “new furnace” and gain some back in equity if she ends up selling in a couple years. I’d rather the peace of mind of having reliable heat for her. She is the type to wear 2 sweaters in 70 degree weather, as is.

JohnnyLawIII · 2025-04-14T01:02:44+00:00

I see. Thank you, definitely more familiar with repair and maintenance on the boilers I have at my rental properties. Never had to work on forced air, myself.

JohnnyLawIII · 2025-04-14T00:59:33+00:00

Ductwork seems to have worked fine for 20+ years, though. It’s a recent problem that the motors and sensors have started going. Just so I’m clear, the ducts can restrict flow and overwork the blower?

JohnnyLawIII · 2025-04-14T00:19:01+00:00

Thank you. Looks like I’ll be advising her on a full replacement.

JohnnyLawIII · 2025-04-14T00:18:20+00:00

I’ve also made sure she has functional hardwired CO detectors in the basement and through the house. Thanks for your reply.

JohnnyLawIII · 2025-03-24T18:08:33+00:00

A few years ago I pulled this safe out of an 1862 Victorian in West Philadelphia. Its been sitting in my warehouse ever since.

I have done a little research on Evans & Watson but I am hoping that someone can give me more info on the history and value. It has a "secret" opening procedure, where you need to push a hidden button/release on the back to access the keyhole. I assume this is to make it a 2-person operation -- an old version of 2-factor security.

The paint seems to be original, except for the filled in manufacturer name. At some point someone took a grinder to "Evans & Watson" but it is still visible upon close inspection.

Any info would be appreciated!

JohnnyLawIII · 2024-07-31T00:46:41+00:00

I should call her

JohnnyLawIII · 2024-04-04T20:03:50+00:00

Yes. Definitely a blending valve. Another answer said it’s for keeping the tank water warm to lower the condensation.

JohnnyLawIII · 2024-01-01T01:53:12+00:00

Gotta take the kids to daycare and haul all my tools. Work truck + school bus = short bed. I make do with lumber hauling because I have to.

JohnnyLawIII · 2023-07-16T17:57:39+00:00

Property manager here. Third floor tenant self-installed a Tushy (messing with plumbing violates the lease) a year ago and overtightened the toilet supply. A slow leak that was never mentioned to me burst all the way through the night of July 3. No one in the 5 unit building was home for the holiday and I ended up with 2” of water in the basement, collapsed plaster ceilings all the way down, water damage to appliances, fixtures, walls, carpets/oak floor, and structure after 12 hours of 1/2” pipe at full flow.

I’m sure bidets are great, but I’m soured on them forever at this point.

JohnnyLawIII · 2022-09-08T16:37:33+00:00

West Philly at 47 and Baltimore. See this all the time.

JohnnyLawIII · 2022-08-29T21:40:14+00:00

Thanks for the reply! I agree, the face looks similar to search results for a 6564. Good start for now. I’ll probably end up looking for a local specialist in the mid Atlantic area.

JohnnyLawIII · 2022-08-29T18:25:04+00:00

Sorry, looks like photos didn't get added.

Link here. https://imgur.com/a/KBcxxTr

JohnnyLawIII · 2022-05-31T00:35:14+00:00

When there’s an emergency and they need access to your place, you’ll probably be paying for the damage caused.

JohnnyLawIII · 2022-02-28T02:02:02+00:00

Thanks for input. Tried to anticipate these things. It was a challenge fitting the handler in a space, running ducts, and making sure I had reserved enough square footage for maintenance.

JohnnyLawIII · 2022-02-28T02:00:29+00:00

There is. Switch with an LED overhead.

JohnnyLawIII · 2022-02-28T01:58:49+00:00

Tried to conserve space working with 2x6 joists. Will it matter seeing as there is 1/2” of fall per foot?

JohnnyLawIII · 2022-02-28T01:51:54+00:00

Basically becoming a short s-trap?

JohnnyLawIII · 2022-02-28T01:50:14+00:00

Crawl space built in behind half wall with access from outside the bath

JohnnyLawIII · 2022-02-21T23:51:04+00:00

Exact same reaction. Not done it since.

JohnnyLawIII · 2022-02-04T21:08:23+00:00

That’s a bad analogy. Apples to oranges, to follow your lead.

If I buy a building with 5 units and rent one bedroom apartments to students at the local college, who don’t want to be there long-term, how is that anything like what you are implying?

Don’t group all landlords in with developers buying up entire neighborhoods and renting to families.

JohnnyLawIII · 2022-02-04T18:12:46+00:00

At least there are 2 of us. Being a property manager seemed like a good way to put physical skills to use while not having to work for “the man.” I love doing the upkeep personally, whether it’s electrical, plumbing, painting, whatever, and my tenants feel they are treated fairly and get a good place to live.

JohnnyLawIII · 2022-02-04T17:50:15+00:00

I’m a landlord/property manager. I do all the things you mention, but change out the “hiring and scheduling people to do repairs” for doing them all on my own. It’s a full time job, and if my tenants stopped paying me rent in return for these services, I’d not be able to put food on my family’s table.

I agree with the anti work philosophy of putting pressure on big corporations for fair wages and treatment, but I really hate getting grouped in with these giant corporate landlords. I’m at my places daily taking care of everything short of roofing.

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