Landlord Tips: Troubleshooting Sticky Doors and Foundation Issues

Summary

In this conversation, a maintenance issue regarding sticking doors in a rental property is discussed. The speaker emphasizes the importance of assessing the foundation's condition and understanding potential water drainage problems. They advise collecting information from the tenant, such as yard pictures and watering habits, before assigning maintenance tasks. Key solutions include using soaker hoses and mulch to manage water retention and prevent foundation movement. The speaker stresses that trimming doors should be a last resort, as foundation issues require long-term fixes, and highlights the importance of communication and coaching tenants on proper maintenance practices.

Takeaways

• 🏠 Doors that are not shutting properly may indicate underlying foundation issues.
• 🌧️ Trimming and sanding doors may provide a temporary fix, but could worsen the problem once it rains.
• 📝 It's essential to communicate with tenants about the state of their property, including the yard and foundation.
• 📷 Requesting pictures of the yard and foundation can help assess the situation before any repairs.
• 💧 Soaker hoses are recommended for watering, as they provide a slow seep of water beneficial for the foundation.
• 🌿 Mulch can help retain moisture and allow for gradual absorption by the ground, protecting the foundation.
• ⚠️ If tenants cannot lock their exterior doors, it becomes a property code issue that needs immediate attention.
• 🔧 Avoid unnecessary service trips by gathering as much information from tenants as possible before assigning maintenance.
• 🚫 Avoid making door adjustments until after the foundation is addressed, as this can lead to more problems.
• 🗓️ Foundation repair is a long-term solution, while door adjustments are only a short-term fix.

Q & A

What is the main issue being discussed in the transcript?

The main issue is about doors not shutting properly due to potential foundation problems and the impact of seasonal weather changes.

What preliminary actions does Larry suggest for addressing the door issue?

Larry suggests trimming and sanding the doors, but notes that this may not be a long-term solution due to potential seasonal expansion of the doors.

Why is it important to check the yard and foundation pictures?

Checking the yard and foundation pictures helps assess any water issues that might be affecting the foundation, which is critical for understanding the severity of the problem.

What role do soaker hoses play in managing foundation issues?

Soaker hoses allow water to seep slowly into the ground, helping to maintain consistent moisture levels and reduce rapid water influx that can damage the foundation.

What advice is given regarding mulch?

Mulch is recommended because it retains moisture in the soil, allowing grass and the ground to absorb water gradually, which is beneficial for foundation stability.

What is the significance of not assigning work immediately?

Not assigning work immediately allows for troubleshooting and gathering more information to potentially solve the issue without incurring unnecessary trip fees.

What should be prioritized if there are locking issues with exterior doors?

If there are issues locking exterior doors, that should be prioritized as it is a property code issue that needs urgent attention.

How can residents help prevent foundation issues according to the discussion?

Residents can help by ensuring proper drainage away from the house, using soaker hoses or sprinklers, and maintaining a watering schedule.

What is the suggested approach when addressing door issues caused by foundation movement?

The suggested approach is to repair the foundation first before shaving doors, as this ensures that any adjustments made are long-term and effective.

What is the general rule of thumb for dealing with non-emergency maintenance requests?

The general rule is to take a step back and determine if the issue can be resolved through coaching tips or by sending informative resources, rather than immediately assigning maintenance.