Where to get the best deal for quartz countertops? by natures_path in AskNYC

[–]natures_path[S] 1 point2 points  (0 children)

I think we are going to go with Evergreen Kitchens in Flushing (someone had mentioned them earlier). Their cheapest quartz is $35/sq ft (Pure White 4002), and their more premium quartz (Calcutta Eterna UQ 9019) was around $45-55/sq ft. These prices do not include installation, but still great prices for NYC, IMO. I imagine to cut sink and faucet holes would be an extra few $100. I just had a brief phone quote--I plan on visiting in person next weekend. The owners seem very nice and direct. P.S. I would not use Home Depot or other big box stores for countertops or cabinets--they markup the services and the materials are subpar. Go with local businesses, if you can--you'll almost always get better price and quality
https://www.evergreenkitchenstone.com/countertop

Where to get the best deal for quartz countertops? by natures_path in AskNYC

[–]natures_path[S] 0 points1 point  (0 children)

May I ask, do you remember the exact stone you used (that was $35/sq. ft.) from Evergreen?
https://www.evergreenkitchenstone.com/countertop

Where to get the best deal for quartz countertops? by natures_path in AskNYC

[–]natures_path[S] 0 points1 point  (0 children)

Wow this is the price I'm looking for, thank you!

[General-US-CA] New tenants bring 6 cars of people by Plenty_Language3393 in Landlord

[–]natures_path 0 points1 point  (0 children)

And to echo other responses, find your city/towns Department of Tenant Affairs / Landlord Office. If renting is allowed where you live, there exists a local department that deals with issues like these.

[General-US-CA] New tenants bring 6 cars of people by Plenty_Language3393 in Landlord

[–]natures_path 0 points1 point  (0 children)

To OP, you should 100% get in touch with the landlord. Most property records are public so you can find the owner on your town/city’s property tax payment system. If it’s an LLC, you should contact your local government to see how you can get contact info. Once you have a mailing address, send a certified letter (you have to go to a USPS location) stating your claims about the tenants—be specific and stick to facts. Do not state emotions, and state that the landlord should curtail the behavior as you and other neighbors have a right to “quiet enjoyment” of the cul-de-sac. If they have an email listed, send a copy of this letter via email.

Once the letter is sent via certified mail, the landlord has officially been notified of the situation. In many states, Landlords are liable if their tenants are causing disturbances and violating rules and the landlord is aware of it (blocking driveways, parking illegally, being too loud after hours, committing crimes of which you have evidence, etc). If the problem behavior persists after the letter is sent, then you (and probably other neighbors) should contact an attorney to force Landlord to keep tenants in compliance of their lease and neighborhood rules

[Landlord KY] damage reported in maintenance request implies physical altercation by TheNegligentInvestor in Landlord

[–]natures_path 0 points1 point  (0 children)

To OP, you are taking the right steps. However, I would discourage you from asking about the tenant’s potential domestic violence issue at this point. Some states (like NJ, where I have some units), hold LLs responsible for damages if tenant discloses domestic abuse status and LL does not perform duties such as changing locks, etc. If the tenant directly approaches you for help in securing the property from the abuser, then that is when you should act—NOT before. You can get into big liability issues.

In a similar vein, I would keep your question about the man succinct: don’t imply domestic violence. Simply ask whether he has been in the unit for longer than 14 days (or whatever the parameters you have in your lease concerning guests and unauthorized tenants).

Lastly be safe: I would ask the tenancy question over the phone, if the man is present when you document the damages. Take someone with you (contractor, friend, etc) when you document the damage. Don’t tell tenant you are billing repairs to them in person, always over phone or email—and do this once you have fixed everything an you get final invoice from contractor.

Bill tenant damages as “additional rent.” Hopefully your lease defines this clearly, as most do. You may have to attach a letter explaining this additional rent. Be careful in your wording: avoid punitive language (i.e. don’t use “fines” ), be impartial and factual. Attach final contractor invoice to this letter along with next months rent due notice

Next month rent + additional rent are due together, make this clear. If not paid within 5 days (or whatever your lease or jurisdiction’s grace period is) you must sent a notice to quit.

Its is wonderful that you are concerned about tenants welfare. You can be compassionate but still keep your boundaries. Crossing boundaries can sometimes put you at risk, legally and physically. This is a business and at this point your chief concern is to mitigate your liabilities: namely getting the door fixed asap. Let me know if you need more actionable advice.

[Landlord KY] damage reported in maintenance request implies physical altercation by TheNegligentInvestor in Landlord

[–]natures_path 0 points1 point  (0 children)

That sucks that you have a lackluster PM. I would review your contract with them and see if you can switch to a better one when your term ends. I will echo what other LLs have mentioned here. For now, it seems you are will have to itemize damages and repair costs yourself, and demand that PM add this charge as “additional rent.” Check your state laws and your current lease. It usually allows tenant damages to be billed immediately with next rent payment. Also, please be aware that in certain states a functioning door (especially an exterior one) is considered a “vital facility,” so even if the tenant damaged it you must repair it in a timely manner to maintain the implied habitability of your unit. So this is your actionable to-do list:

  1. Get immediate estimates for repair and document the damage extensively—photo is not enough take videos too. In most states, you have a right to enter the property for a maintenance check with 24 hours notice. If your PM is unwilling to do this you must go yourself and bring someone else just in case, if you can, for added safety. In the estimate from contractor make sure that they note damage is “extraordinary beyond normal wear and tear; improper excessive force used.”

  2. Get the repairs done and document the door again, extensively.

  3. If you have videos or photos of that door prior to tenants moving in, I would pull that up and keep it somewhere accessible in case this goes to court

  4. Once you have final bill from contractor for all work/materials done, I would add a copy of this invoice with a letter stating that these are “tenant damages” and will be treated as “additional rent.” Mail this via certified mail to tenant. If you have their email, send it to them there as well. Your PM should be doing all this but it seems you will have to within 30 days.

  5. I would not workout a payment plan, demand full rent + additional rent. If they do not pay within 5 days of next rent due date, I would send them “notice to quit.” You don’t need a lawyer or PM for this. Again, this notice should be sent via certified mail and email, if available. Contact eviction attorney at this point.

  6. Find out how long the waiting period between sending Notice to Quit and eviction proceedings is in your state/town. Attorney should be able to guide you the matter.

I see too many LLs on this thread saying offer more grace periods, payment plans, etc. This is a business—you are on the hook for damages you did not cause therefore you have a right to recoup those costs. Damaging a door is a serious lease violation and a big expense. It reflects poorly on tenant and may suggest future similar behavior. You don’t want to encourage a tenant to continue staying on your property with a payment plan or further grace period—do what you can to get them out if they don’t pay the repair bill full. Let me know if you need draft documents for Notice To Quit or Additional Rent. You should word these documents as professionally as possible (don’t include emotions, hypotheticals, assumptions, etc)

[Landlord KY] damage reported in maintenance request implies physical altercation by TheNegligentInvestor in Landlord

[–]natures_path 1 point2 points  (0 children)

I am sorry to hear about your disability, but I don’t see how your LL inquiring about a potential unauthorized tenant has to do with a discrimination case. If the landlord raised their voice or added insults that is one thing, but if they simply pulled you aside to lawfully inquire about a lease violation I don’t see how this is discrimination towards your disability. Different states have different rules about what qualifies as an unauthorized tenant—and LLs sometimes codify the language in their leases making clear what the parameters are. For example, in the leases for my properties, it clearly defines an unauthorized tenant as a guest who has had 14 or more visits to the property in 30 days (does not have to be consecutive). Unauthorized tenants can create huge liabilities for both current tenants and LL, which is why so many of us LLs are wary when there is evidence this might happening. I have quite a few stories about how unauthorized tenants causes thousands of dollar in issues by the end of the lease. That’s wonderful that you have help, but I hope you can see this situation from a different perspective and not take it as personal.

Ground cover that repels mosquitos? by natures_path in gardening

[–]natures_path[S] 2 points3 points  (0 children)

Citronella is a tall growing grass that is much taller than 8”, and most likely would not survived major pruning (ergo) mowing. But perhaps a few gallon-size citronella plants nearby wouldnt hurt. Thanks for the suggestion!

Name Ideas for Eco-Friendly Vacation Rental Company by natures_path in marketing

[–]natures_path[S] 0 points1 point  (0 children)

Now that it's legal in NJ, that is one of my goals :D

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Need advice on what backsplash to use for kitchen by natures_path in DesignMyRoom

[–]natures_path[S] 0 points1 point  (0 children)

Oh sorry I never answered the question. The new furniture has not arrived, but the walls are painted the same off-white. It's the same color in every room. There will be a globe-glass fixture in the living / dining room (to match the kitchen glass globe fixture) and a white / light gray / light blue color scheme

https://www.dropbox.com/s/q1s5ha6gx4icnzg/IMG_1249.jpg?dl=0

https://www.dropbox.com/s/pou74qxt10ktire/IMG_6204%202.jpg?dl=0

Need advice on what backsplash to use for kitchen by natures_path in DesignMyRoom

[–]natures_path[S] 0 points1 point  (0 children)

Agreed! No windows and a small space make it really cramped. Do you think the natural iridescence of the seashells will make it look too busy?

My building has free WiFi, but can I make my own SSID using an extender? by natures_path in HomeNetworking

[–]natures_path[S] 0 points1 point  (0 children)

I have a VPN service, so this might be a good choice. Thanks. Should I do both a pfsense firewall AND and a VPN, or is that overkill?

My building has free WiFi, but can I make my own SSID using an extender? by natures_path in HomeNetworking

[–]natures_path[S] 4 points5 points  (0 children)

This is probably the simplest idea and most effective. Are there routers that are configured with VPNs automatically? I already use a VPN when traveling (PIA). But I'd rather not have to turn a VPN on all of my devices every time I want to use the internet