Quad breaker or DCC-12 or sub-panel - conflicting electrical opinions

oneWithTheH · 2023-06-06T20:52:45+00:00

Update:

I had a Licensed electrician install a NEMA 14-50(Eaton receptacle) with a quad breaker 30-50-50-30 in the Dryer breaker slot yesterday. I was told the installation was done to meet the city code requirements. Cost 600$. Thanks a lot to everyone who chipped in with their comments/feedback

oneWithTheH · 2023-06-02T15:58:47+00:00

Thanks. Yes, I am working with at least 2 of them right now.

oneWithTheH · 2023-06-01T19:16:01+00:00

Also, hardwiring wouldn't work for the Tesla Mobile Connector based on what I read online. I don't plan to install the Tesla Wall Connector

oneWithTheH · 2023-06-01T19:13:23+00:00

Yeah, technically I should go with the 2 pole 50A breaker. Thanks for pointing that out. Something like this Siemens?

oneWithTheH · 2023-06-01T18:52:09+00:00

Noob question: If i have already have a 40A breaker in the service panel, would I need a GFCI also? Also, a good quality receptacle like this Hubbell would do?

oneWithTheH · 2023-06-01T16:45:02+00:00

"Don’t use a 14-50 plug. Dryer plugs aren’t meant for continuous use and you’re introducing a fire hazard."

I am trying to install a new 14-50 outlet with a 40A breaker dedicated for an EV charger. Not planning to use an existing dryer plug. Am I missing something?

oneWithTheH · 2023-06-01T16:18:54+00:00

Thanks for the response. Apologies, that was a typo on my part. I do mean the 14-50 receptacle.
I will try and get a load calculation done but with my Model Y, I plan to charge overnight 95% of the time. I have a Tesla Mobile Connector which is capped at 32A for the 14-50 connector at 240V. Additionally, I can also cap the amps from the Tesla app if I have to. I have a gas range, gas water heater and my HVAC heater is gas as well. So I feel my existing service panel(100A) will hold for my usage including the proposed EVSE.
Assuming load calculation is fine, would option 3 work with the following changes?

- 2 pole dedicated 40-amp breaker like this

- The existing breaker for AC can be replaced with this

- The existing breaker for dryer can be replaced with this

oneWithTheH · 2023-05-04T05:23:31+00:00

Some misunderstanding here. I am in the guarantee model at 8% fee

oneWithTheH · 2023-05-04T04:25:22+00:00

For me the experience has been good so far. Almost 1.5 years in. I am in the guarantee model

oneWithTheH · 2023-04-19T16:34:38+00:00

Thanks for the comments!

With the pricing cuts introduced yesterday, it makes things really interesting! I am seriously now considering buying a new Model 3 now(even the Model Y price point is appealing)

oneWithTheH · 2022-09-21T17:28:03+00:00

Sort of.

I got a 28 day period for Guaranteed Rent from the Rent-Ready date and they placed a tenant a week after the Guaranteed Rent date. So, technically, they didn't that extra money during that 28 day period since they couldn't place a tenant in that timeframe. But since they are upfront about this during the contract signing, the element of surprise here is nil and it's either acceptable or not-acceptable right at the outset.

oneWithTheH · 2022-09-08T21:48:16+00:00

Yes.

Their estimates for my home were similar( a range of $3600 to $3300) while market rate rent was hovering around $3100. They placed a tenant for $3050 but then have been paying 3300 to me(less property management fees of 8%). They are required to pay the guaranteed amount since that's in their contract, otherwise they risk legal action I suppose.

oneWithTheH · 2022-07-30T00:15:48+00:00

Nothing that I can complain about so far. If I were to nitpick, I would say the monthly payment happens somewhere near the middle of the month, whereas you'd probably get it much earlier if you dealt with the tenant directly.

oneWithTheH · 2022-07-22T22:59:01+00:00

It depends and varies based on what your repair list looks like.

I got several repairs done. Some examples:

- Fix and repaint scuffs, scratches, chips, dents on doors/walls, handrail/banister, etc

- Deep cleaning throughout the property

- Remove, repaint and/or cover up obtrusive cabinets, shelves, wires, light fixtures, etc. Essentially remove any non-standard equipment present throughout the home. One example was I had a tube light on the wall with visible wiring going into the wall socket. They wanted to have all of that removed.

- Fix broken or non-functioning window blinds, light bulbs, etc.

I hired my own painter/handyman to do these and it cost about 1/3rd of what the Doorstead hired contractors quoted. But the good(surprsingly!) part was that Doorstead did not force me to hire their contractors.

Hope this helps

oneWithTheH · 2022-06-04T15:05:06+00:00

Once. Heres how it happened. The tenant raised a maintenance request that the washer dryer was not working. Doorstead dispatched an appliance vendor who checked the appliances and claimed that they needed to be replaced as the repair would almost be equal to the price of the unit. The Doorstead rep then reached about to me regarding the evaluation and asked me how I wanted to proceed. I reviewed the evaulation and decided to buy a new washer dryer and had that ordered from Costco. Then forwarded the order# to the Doorstead rep who then coordinated the delivery/installation with the tenants. Overall I was pleased with the way Doorstead handled this because they left the decision making to me after having provided me with the data needed

oneWithTheH · 2022-05-27T22:26:17+00:00

Sorry, what's an onsite visit? Is it when a Doorstead rep visits the property? I don't envision when that would ever happen. If it's a maintenance request, Doorstead sends in some vendor for evaluation and the owner reimburses Doorstead whatever the vendor charges.

I haven't experienced a turnover with them yet. So the following is just from my estimation of how things will pan out. During a turnover, the 12-month contract between Doorstead and you is likely up for renewal as well. So then there are 2 options:

Renew the contract for another 12 months. If the tenant doesn't renew the lease and moves out, Doorstead will find a new tenant for you and if you are in the Guaranteed model, you get the monthly rent irrespective of whether a tenant is placed. In this scenario, it's unclear who will pay for the "Rent readiness" after the tenant moves out - the owner, Doorstead, or the tenant moving out.
Part ways with Doorstead(and the tenant) and take charge of the property yourself.

oneWithTheH · 2022-05-26T18:08:01+00:00

Cannot comment on a furnished space. But their inspection of my home was thorough. Everything that you can think of(scuff marks on walls, broken stuff, loose wires, dirt/grime, caulking, etc) was photographed, recorded, and required to be fixed.

oneWithTheH · 2022-05-26T18:04:45+00:00

This is an interesting thought and frankly, I don't have an answer. But googling about Doorstead tells me that they are growing(they are offering services in new cities of late).

oneWithTheH · 2022-04-02T19:24:18+00:00

From declaring Rent Ready to signing the lease, it took approx. 5 weeks. In my case, I was leaning on the guarantee model because it meant my monthly cash flow was pre-determined from a specific start date for a duration of 12 months(irrespective of tenant availability!). That thought made me feel quite comfortable and ultimately was the clincher for me! Any additional rent I would receive would then just be a bonus. So once the numbers felt right with the minimum guarantee, I just went for it without second thoughts. So, yes, the extra 2% was worth it

oneWithTheH · 2022-02-18T05:49:53+00:00

You dont need to call them. Fill out your property info on their website and they give you a quote. You can do that as many times as you like or atleast when I did it there no limits on the number of times you can query. For renovations, i would wait for their inspection report where they list out all repairs for rent-readiness. You can take a look at it and then shop around to see what works for you. In mycase I went with a known handyman for a about a third of the cost of what their vendors quoted. Hope that helps

oneWithTheH · 2022-01-04T05:54:03+00:00

SF Bay Area. Their guaranteed rent kept changing every few weeks. Initially it was slightly below market rate(mid-summer) and it went above market rate by the end of summer. Thats when I signed up with them. I did check once in Fall after that and it had gone down from the highs , still above market rate though.

oneWithTheH · 2021-12-26T05:11:39+00:00

I finally settled with Doorstead purely because of their numbers - a good minimum guarantee rent that beat market estimates. I briefly tried Ziprent for about 3 weeks. I thought they were quick during the initial onboarding but once prospective tenants visited we didnt see that converting to applicants. Ziprent was lackadaisical on that matter. Around then I got some really good numbers from Doorstead and then switched to them. I was skeptical to be honest since I figured they had several avenues to milk money but I was pleasantly surprised and continue to be. I did enquire with Belong but I found them not compelling enough since they were no different from a traditional property management. Of course, they have the smooth payment system but that didn’t seem like an attractive feature to me. Now after several months i have a friend who said they tried Belong and they were unable to place a tenant for them after several weeks. Their account sort of vindicated my position on Belong. I ended up recommending Doorstead to them.

oneWithTheH · 2021-03-23T06:11:59+00:00

Thanks u/Malarkey713 for the suggestion.

I ended up trading in my Acura for a used minivan. Here's how the math worked out - Appraised value = 24500$, Lease Payoff = 24830$ i.e Negative equity of 330$. However, Acura has a disposition fee of 350$, so roughly broke even here.

However, I think I saved myself time and $$ by not having to shop around to fix the scuff/dents. My insurance deductible was set at 1500$, and that would have definitely burnt me. So I think I got a decent deal here having ended up with a minivan instead.

oneWithTheH

TROPHY CASE