Garbage into beauty!

Have you painted recently?  Do you ever eat canned veggies or fruit? Do you buy your coffee by the can rather than the bag?  Have you discovered that you have WAY more colanders and graters than you really need?

Below are just a few suggestions for empty cans and other assorted metal objects that almost everyone has on hand!

You can use cheese graters, buckets, mason jars, coffee cans, paint cans or even soup and/or veggie cans to create these one of a kind lights!  All it takes is a simple light kit that can be bought from any craft store (and even from some big box hardware stores), a can, some imagination and you have a light fixture that cost you next to nothing.

If you're really creative, punch a design in the cans so that the light will form interesting shapes on the ceiling and walls at night.  Great thing about using metal cans is they can be installed inside or out.

What about those colanders and graters I mentioned?  What can you create with them?  What about a planter?

Or lighting?

If you don't have extra colanders and/or graters laying around, head down to the nearest thrift store and pick some up.  Doesn't matter what they look like, spray paint can make anything look great.

Maybe you might even have a bucket or two laying around.....guess what?  Lights can be made from them too!

Do you ever replace the drip pans beneath the burners of your stove from time to time? If you do, wash them, spray paint them and use them as a cover for your string of lights.

None of these projects requires a lot of skill or money.  Of course, if you want to hardwire the light into your ceiling or wall, that will require either an electrician or a very high DIY skill set.  But if you're a renter, that would probably not be a good idea.

The easiest thing to do is either use an existing light to cover or buy a light kit with a long cord, a hook for your ceiling and an extension cord that is long enough to allow you to reach an outlet.

Put your light together, run the cord through the hook you've installed in the ceiling, then run the extension cord along the ceiling and down the wall to the nearest outlet.  Staple the cord every 6 inches or so to keep it taut.  (Be careful not to staple directly into the cord)  You don't want the cord to stand out like a sore thumb so either choose a cord that is the same color as your ceiling and walls or paint it with the same paint you used on your ceiling and walls.  Since the cord won't be bothered, the paint won't rub off or fall off so you can use any leftover paint that you have on hand.  The closer you hang the fixture to the outlet, the less cord you'll have to camouflage. 

If you are going to punch out a design, it's best to draw the design directly onto the can using a felt marker or pencil, then using a phillips head screw driver and a hammer, punch the holes.  If you're afraid of making a mistake that can't be erased, draw your design onto paper, wrap it around the can securing it with tape, and then punch the holes through the paper.  Once you've finished, simply remove the tape and paper, string the light kit and hang your light.

This idea can also easily be moved outdoors.  Take a string of outdoor "fairy" lights and after punching holes in the cans, string the lights through the cans and hang on your patio or deck.  

No outdoor outlet by your patio or deck?  No problem.  Put candles in the cans and hang them.  

I love repurposing items that normally find their way to the landfills.  Nothing makes my heart sing like looking at a pretty project that cost me next to nothing.

Enjoy your space!

The Days of Lipstick and Mascara are Over

This post may be a no brainer to a lot of investors and/or potential investors.  However, it has been my experience that a lot of seasoned investors need a little help when it comes to this topic.

Unfortunately a lot of investors began their career in this field back in the days when property turned over as quick as it hit the market.  No fuss needed.  No sprucing up needed.  The inventory levels were such that demand was greater than supply.  They developed a habit of doing the least amount of work possible.  Now they wonder why their properties aren't moving like others or why they can't command higher rents than others.

One byproduct of the still felt real estate crash is the fact that while tragic for many, it opened the eyes of many investors.  Before the crash, it was often easy to slap lipstick and mascara on a pig of a house and turn a very nice profit.  It was easy to paint, lay carpet and charge a premium rent for the worst house in the nicest neighborhood.  Now?  Not so much.  Renters aren't as desperate as they were at the height of the foreclosure era when there were far more renters than properties to rent.

These days it's just not enough to paint and mow the yard .  These days in order to get that premium rent, you have to justify the extra expense to the potential renter.   How can an investor do this without breaking the bank?  Be creative.  Always look at a property as if you were personally going to live there.  Depending on the neighborhood, some properties will require more creativity than others.  Obviously a house in a "soso" area will require more of a wow factor to fetch a higher than average rent than a plain house in a really good area.  The most important areas will always be the kitchen and bath but what about storage?  You can have the most expensive counter tops in the world but if there's no place to store dishes and food, the kitchen is worthless.  Big bedrooms are nice, but taking a little of that bedroom and building out a nice closet is even better.

Lots of investors spend all their money making the inside nice but completely neglect the exterior.  Renters are like buyers in that they will drive by and look at the property from the outside before scheduling an interior viewing.  If the curb appeal doesn't draw them in, they'll never call again.

While you're sprucing, don't forget to stage.  A staged - even a partially staged - property will rent/sell quicker and for more money than one that is not staged.

How do you stage?  You can hire a professional or you can do it yourself.  It's not as hard as people think.   All you have to do is define the spaces that might present a challenge to a viewer. As an example, suppose the floorplan involves a living room/dining room combo.  A viewer might be concerned that the space is large enough for one but not both functions.  You need to show them that it will serve as both.  You don't have to buy new furniture.  You can rent furniture or use a card table set or even a patio set with a table cloth in the dining area and a loveseat, small coffee table and chair in the livingroom. Staging done!  You can even just lay down rugs to define the spaces.  Get a large one for the living area and a slightly smaller one for the dining area.  There's no need to hang pictures or put out plants if you don't want to.

If there is perhaps a question about whether the master can accommodate a king size bed, buy a king size air mattress, cover it with a comforter and pillows so it's obvious that it fits.  It's also not necessary to stage each and every room in the house.  Just the rooms that either need definition or the rooms that might appear to be smaller than they actually are.

I never recommend fresh flowers or anything "smell good" to be used.  The  reasons for this is (1) LOTS of people are allergic to certain flowers and to lots of the chemicals contained in perfumes, potpourri and plug-ins. (2) If you use live flowers and/or plants you will have to go by the property on a very regular basis to water them and/or remove the dead ones and (3) Some people will wonder what awful smell you are trying to cover up.  The best thing to do is to arrive at the property 30 minutes to an hour before the appointment and open the windows up to allow the air to circulate and the stale air to exit the property all by itself.

The best thing that you can do to a property to turn it over is to clean it and keep it clean.  Every surface inside and outside should be cleaned.  No spots on the carpet.  No dust bunnies hanging out by the baseboards.  No grime on the ceiling fan blades or covering the light switch plates.  No old, frayed, stained liners in the kitchen/bathroom cabinets. If a potential renter walks through the house and sees only clean...they will likely assume that the landlord takes excellent care of the property and will feel more comfortable renting from that landlord.  They will assume that if the landlord takes such great pride in the cosmetic appeal of the property, they will also take great pride in the mechanics of the property.  While we're on the subject of cleanliness, how about going by the property at least once a week to look for bugs and to dust. Empty houses, especially those with basements, tend to draw bugs.  Water bugs, flies, spiders, ants, or even mouse droppings.  Nothing will kill a sale like a prospective buyer/renter opening the cupboard and finding a huge water bug in there or evidence that a mouse has been to visit.

The last thing I recommend doing is to set yourself (and your property) apart from the rest of the pack. Renters, like buyers, will view multiple properties before deciding which one to go with.  After a while, they all tend to merge together in our memories.  You will want to do something that will stick in their memories. While they might not remember that your property had the most closets, they will remember that your property was the brightest because of all the windows.  They will remember your property was the cleanest and the most move in ready.

I recommend going to the local dollar store and buying a large basket.  In that basket, place a roll of toilet paper, a roll of paper towels, a container of hand soap, a container of dishwashing soap, a couple of small bottles of water and maybe even a small package of cookies or cheese/crackers.  Add to this a nice thank you card and place the basket on the kitchen counter.

Years ago I rented an apartment that was actually not as nice as some I had looked at and was a bit over priced in my opinion.  But at the end of the day, this particular complex had a very nice gift basket on the kitchen counter that contained a calendar, menu's from several restaurants close by, a magnet that listed useful phone numbers, as well as, the above listed items.  It made an impression on me and I chose to rent from that management company.

One last tip.  LEAVE THE CURTAINS/BLINDS OPEN.  This is so important.  Not many landlords choose to do this and it's a shame.  As I've said, prospective buyers/tenants always drive by the property before they make an appointment to see inside.  They will get out of their cars and walk around.  They will try to peek in the windows.  Let them get a glimpse of the interior.  If there's a flaw with the interior, then they will see it when you let them inside anyway so why try to be sneaky and cover it up?  Let them get a preview of what they might be getting.  If they don't like it - you've just saved yourself a useless trip because they won't call for an appointment.

Another reason to leave the curtains/blinds open is because it fills the house with light.  Light makes everything look better.

Last two reasons to leave the curtains/blinds open has zero to do with renting or selling it.   (1) If you shutter the house up tight and a vandal/thief wanders across it, they are going to think there's stuff inside that they might be able to steal and closed curtains will not prevent them from doing a lot of damage in order to get inside your property.  If they can see inside, chances are they will move along when they don't see anything of value that they can quickly snatch.  (2) If the vandal/thief decides to go in anyway and you have the curtains/blinds open, a passerby and/or neighbor will be able to see them or their flashlight moving around in the house and will probably notify the police.  OR the neighbor will notice that while the curtains/blinds were open earlier in the day - they are now closed - and will call the police.  Either way, you might be saved a lot of damage and money.

At the end of the day, the business of investing is a risky business.  By applying the above simple tips, I think anyone can get ahead of their competitors.

Creating an outdoor space out of nothing - practically

Spring is here!  The time of year when we put the coats and sweaters in plastic storage containers and haul them up to the attic.  The time of year when we want to be outside all the time.  When we want to sit outside and watch the flowers bloom and the birds.

But what if you don't really have an outdoor space that is specifically designated for relaxing? What then?  If that's the case, (unless you live in an urban high rise) then it's time to get creative and make an outdoor space specifically designated for your enjoyment!

Let's look at some great ideas.

The picture below was snagged from Southern Living.  I include this shot because of the curtains.  If you live in an apartment and have a patio that isn't private or maybe you live in a house or duplex with a yard that's not private, this is the perfect way to gain privacy and even a little bit of shade.  Anyone who reads my blogs knows by now that I am a HUGE fan of fabric.  Fabric can transform any space....even an outdoor space.

To accomplish this look on a budget, all you need are some plumbing pipes and fabric.  I actually recommend PVC pipes because they don't rust, they aren't heavy and they aren't pricey.  All you have to do is get as many as you need, get the PVC connectors (I've included a shot of those as well.  They run about $2 each) and just thread your material onto the pipes and stick them as far into the ground as possible to give them stability and you have an amazing privacy screen that can be changed out on a whim if you find different fabric that you like.  You can also add whine chimes in between the curtain panels for that extra touch.

As for the fabric, of course you can buy the expensive indoor/outdoor fabric if your budget will allow. However, you can also buy cotton fabric that you can find online for under $5 a yard.  True it won't last as long or stay as pristine as the indoor/outdoor fabric but it should last for several months and by then you'll probably be ready for a change anyway.

Before you do any permanent changes to your outdoor space (if you're a renter) always get written approval from your landlord.  Also, find out from him/her what parts of  your changes are going to have to stay there when you move.  My rule of thumb is $500 per year in improvements to property that you don't own.  

That means I don't mind spending up to $500 a year improving my space and then leaving the improvements for the next tenant to enjoy.  Some folks might have a higher or lower number in mind.  However, you can do some pretty fantastic improvements to a rental for way under that number provided you take your time, do a lot of research, visit a lot of garage sales/junk shops and use a little bit of creativity.  In my mind it's far cheaper and convenient to improve my space than it is to move.

Have a limited amount of yard space but want a garden?  Look at the shot below for an awesome idea!

Cinder block patio garden!  The great things about this is (1) it takes up very little space and (2) if you are so inclined, you can take it with you when you move.  These blocks cost about $3 each, factor in the potting soil and the paint and you're probably out a total of $100 for the whole thing based on the proportions shown above.

Do you have a wooden or brick fence or wall next to your outdoor space that needs some color and life?  Try this:

Coffee can planters!  You can also use old paint cans as long as you clean them out really well.

There's a really nifty blog out there called "apartment therapy".  (http://www.apartmenttherapy.com/before-after-bare-backyard-turned-lush-patio-170571) It is chock full of great ideas for sprucing up rentals.  Well worth a view.  Look at the transformation below.

The picture above looks pretty barren and not at all enticing.  I can't imagine wanting to spend any time in this space.  Now look at what the tenants did to this very same space:

What a transformation!!  BTW the concrete pavers can be done using a mold and some quick setting concrete for a fraction of the price of purchasing the already molded pavers.  Plus, you don't have to lug all these heavy pavers home.  Another added bonus of making your own pavers is that you can color the concrete to personalize it anyway you want.

Quikrete sells these molds at most hardware stores and they run anywhere from $20 up to $60 depending on how fancy or big you want them to be.  Below is a shot of one of them.

They're super easy to use.  All you have to do is level the ground where they're going to be set, put down the mold, fill it with mixed concrete, let it set and take off the mold.  Then it's on to the next one.  These are also reusable so it's really well worth the investment.

Just remember, anytime your design might kill the grass or impede its growth, you must get your landlords permission.  If you don't, bad things could happen when you move out and the landlord sees what you've done.  Now you and I think that this is a HUGE improvement over the barren wasteland that once was this side yard.  However, the landlord just might not be as design savvy.  There's just no accounting for folks taste - or lack thereof - so always always run your plans by your landlord in writing and get his approval in writing before you buy the first thing.

How about a nice firepit??  I mean who doesn't love a firepit with comfy chairs around it?  I use mine even in the summer months.  I go out late at night, fire it up and just enjoy sitting by it and watching the flames.  I even cook using mine.  I skewer meat and cook it over the fire.  YUM.

Of course, everyone wants the firepit pictured below don't they?  And you can certainly make one of these if you have the time, money and skill set.  But what if you either don't or just don't want to spend that much money on a firepit that has to stay put when you move?

Then I suggest a washtub firepit.  Now you can be modern in your approach or you can be more rustic. Meaning you can actually use the tub of a washing machine or one of the old galvanized tubs.  The actual washing machine tubs have perforations in the sides that really allow for the fire's glow to shine through as is shown in the picture below.

It also allows a fantastic flow of oxygen which can keep your fire going strong and big.  But if you can't find or don't want to fool with looking for the tub to an old washing machine, you can go for the more rustic look of a galvanized tub.  Below is a picture of what one looks like.

These aren't expensive.  All you will need is (a) the tub (b) 4 fire proof bricks, cinder blocks or other fire proof material to suit your budget and taste and (c) wood.  Now you can get fancier with this idea if you are so inclined and buy a grate to keep the wood off the bottom of the tub which will allow more oxygen to flow thus creating a better fire.  You can dig a hole (with landlord's permission),  set the tub in the hole about 3/4 of the way and then fill around the tub with crushed marble or pea gravel to really give it a more appealing look.  With mine, I cut a piece of plywood just large enough to completely cover the opening, then I took an old cabinet handle and attached it to the plywood which makes it easier to handle.  When my firepit isn't in use, I keep this cover on it to keep the rain out of it because I don't want to have to take it out of the hole, dump the water out and wait for it to dry every time I want to use it after a rain.  Also, it will rust over time and I want to prolong the life of it as long as possible. So far, mine has lasted nearly 5 years.

Now that we've got the privacy fence and the beautiful cinder block garden coupled with the coffee can planters and an amazing firepit.....now all we need is some furniture so we can sit outside and enjoy the fruits of our labors.

How about some cinder block furniture?  Yep, I said cinder block.

Bench and coffee table anyone?

Or what about a comfy sofa?

Or what about making an entire set of furniture out of cinder blocks?

You can get fancy with your cinder blocks and spray paint them or (like the photo above) stain wood and use it for caps on the tops of your cinder blocks to add that punch of elegance to it.

If you're going to have cinder block furniture you will need cushions.  Outdoor cushions can cost a ton of money....so I never buy them.  I make my own.

First I visit my local thrift store and look for pillows, throw pillows that are the size and shape of what I need.  Sometimes I even find actual bench or sofa cushions there.  It doesn't matter what they look like.  All you are worried about is the size/shape.

Then I head to the dollar store to look for vinyl tablecloths.  These will cost anywhere from $1 each to $10 each but each tablecloth will make about 4 pillow covers or 2 bench seat covers.  WAY cheaper than buying the pre-made cushions.

Once I get home, I wrap the pillows "envelope" style with the flannel backing towards me. By wrapping it, I get one side that is seamless (this is the side that will be turned up towards the sky and will keep any rain from seeping through to the pillow inside.)  I fold the edges of the fabric a couple of times to make as water tight a seal as possible and then using an ordinary desk stapler, I staple the side openings.  Next I remove the pillow, turn the fabric so the vinyl side is showing, replace the pillow and (again) folding the opening I staple the top closed.  Put the pillow on your furniture and you're done!  If you make sure that the stapled opening is facing towards the bottom of the furniture, it will keep any rain from dripping into the pillow case and soaking the pillow inside.  My pillows last an entire season.  Once winter comes, I throw them out and when spring arrives, I make more.  They're so cheap and easy to make - it's totally worth it.

Everything I've mentioned above can be disassembled and taken with you when you move.  Also, nothing above will break the bank budget wise.  However, everything mentioned above will give you the private, comfortable and affordable outdoor space that everyone craves this time of the year.

Enjoy your space!

Neighborhood of Eastlake in Birmingham, AL

(Cover from a brochure advertising the new suburb of Eastlake 

printed in 1890 courtesy of the Birmingham Public Library)

I lived in Eastlake in the 1970's and now I own a home in the Eastlake neighborhood.  Back in the 1970's, Eastlake was an eclectic blend of homeowners/renters.  It was well maintained, quiet and just a perfect place to live.  This area is really a very centrally located part of Birmingham.  It's close to downtown, hospitals and within a stone's throw of several interstate connections that will take you to major shopping/entertainment areas in a matter of minutes.  It's minutes from the airport but isn't directly beneath the major flight paths so the noise level is slim to none.

Eastlake was a mecca for families when it was built.  One of the greatest attractions was the Cascade Plunge which was located at 68th St. and 2nd Ave S.  Below are a couple of pictures taken in 1929.

This business offered the most swimming pools of any other similar establishment, it offered a fine dining room, meeting rooms, hosted numerous weddings/receptions, birthday parties and later served as a private fishing area with the swimming pools remodeled and repurposed as stocked fishing areas.  Later in life it was used as a private club for the Elks organization.  Currently it sits vacant and for sale - all 19 acres which includes its own park and picnic area.

"Perhaps the most famous Eastlake attraction is the actual Eastlake.  East Lake was planned in 1886 by the East Lake Land Company to help sell home sites to the men who came in the 1870's to work in Birmingham's steel industry. First named Lake Como, after the lake in the Italian Alps, it soon came to be called East Lake. Using water from Roebuck Springs and Village Creek this 45 acre man - made lake, within a 100 acre park, enhanced the area by providing a year round pleasure resort.

In a short time East Lake Park became a major recreational center of the Birmingham area and in 1887 a streetcar line was run out to the park. Among the amusement offered at the park through the years were a ferris wheel, a shooting gallery, boating, fishing, swimming, water skiing, golf, baseball, a steamboat, a zoo, band concerts and other entertainment events in the pavilion.

The City of Birmingham purchased the park in 1917 and today, East Lake Park is one of the largest municipal recreational facilities in Alabama." (courtesy of Birmingham365.org).

Eastlake Park is still a well maintained and beautiful area.  However, the neighborhood that butts up against it is probably beyond redemption.  

The Eastlake neighborhood wraps around the Ruffner Mountain on two sides, so most of the streets are hilly and all of them are tree lined.  Ruffner Mountain is a wonderful nature preservation area with miles of walking/hiking trails some leading to the top of the mountain with fabulous views of both the city and uninhabited areas. Below are a few shots of the Ruffner Mountain center and views from the preserve.

The houses range from Tudors, German four squares all the way to Craftsman bungalows with a few Spanish style ranches & 1950's era ranches thrown in for good measure.  It's just as convenient as other more popular neighborhoods such as Clairmont, Crestwood and Avondale.  However, with the exception of a brief time in 2005-2007 (just before the real estate market crashed here) it has largely been ignored and allowed to fall into near ruin in many areas.  The tornado that hit this area in 2011 coupled with the high number of foreclosures has hit this area particularly hard.  Another contributing factor is that Eastlake has been ignored by the same investors who brought the above mentioned neighborhoods back to life and instead has attracted the investors who want Section 8 government housing.

(Gabrella Manor on 4th Ave is a spectacular wedding/private party venue)

This is both good news and bad news for investors.  The bad news is it will take a few years and some cohesion among investors to bring it back to life.  The good news is the properties in this area are dirt cheap so it would behoove investors to spend their money here and bring it back to life - block by block.  (Case in point, I bought a nearly 2,000 square foot tudor bungalow in excellent shape for under $30,000. Other than cosmetic fixes, I am out zero for repairs and have a mortgage payment well under $300 all inclusive.)

The long term payoff would be enormous both in cash flow and in equity.  I can remember when Avondale and parts of Crestwood weren't that great either but money was poured into those areas and now those homes are at least triple the price they were even 10 years ago.  The same could be accomplished in Eastlake.

To invest in Eastlake and make a profit with good equity and cash flow, one would need to start at the Ruffner Mountain area and go down the mountain from there.  One side of Ruffner has the Roebuck Springs and Shadywood neighborhoods.  Both of these neighborhoods have maintained their value well so butting up against these neighborhoods would be a big plus.

Investing should be about something more than immediate cash.  It should be a long term commitment and about improving the area in which you invest.  There are several neighborhoods in the Birmingham area that while once stellar (such as Norwood) are lost.  The majority of Eastlake is far from lost.  That is, as long as investors are willing to put their money where their mouths are while setting their standards higher when it comes to the types of tenants they allow to live in their properties.

At the end of the day, improving the area in which you invest greatly benefits the residents of that area AND the investor.  Nicer area equals nicer equity equals much larger sales price.  It's a simple thing really.

But that's just me.

How to personalize a rental (Part 1)

People rent for a variety of reasons.  Some don't have the credit score necessary to qualify for a mortgage. Some don't have the down payment/closing costs.  Some aren't certain if they're going to stay in the same location for a number of years so buying would be a bit premature in their opinion while others don't want the long term commitment that buying a house brings with it.  They don't want to deal with putting a new roof on the house or buying a new HVAC system or even painting the exterior every 5 years of so.

Whatever the motivation behind a person's choice to rent, everyone wants their home to reflect their personal style, personality and tastes.  But how do you do that when you don't own the property and your landlord is adamant about the interior staying a pristine white (or beige)??

Another issue renters face is how to personalize a property without having to leave it for the next renter to enjoy?  I mean, who really wants to spend a lot of money on improvements that inevitably will belong to someone else?

Renters should always address decorating in terms of mobile rather than stationary.

This post will be the first in a series of posts that will discuss some of the common forms of decorating and how a renter can still enjoy a personalized space without having to invest a lot of money in a property they don't own and still get their deposit back.

Color

Probably the most common no-no with landlords is paint.  A growing number of properties will not allow a tenant to paint the interior of the property.  This wouldn't really be such a bad thing if landlords didn't choose bland colors.  Of course what I consider bland another person might consider pretty.  Landlords would lose their minds if they tried to customize every property with colors suited for every potential tenant - so they go with bland.

So how do you add color, texture and graphics to a dull white box of a room?  How about fabric?  There are two things in this world that will alter the look and feel of a room like nothing else.  Those two things are paint and fabric.  So if you can't paint go for the fabric!

Fabric can be pricey.  There are tons of sites on the internet that offer discontinued fabrics at reasonable prices.  But sometimes you can get really pretty fabric at really low prices by buying fabric shower curtains or sheets on sale.  You can also go to thrift stores and dig through their sheets, curtains and fabric for good deals.  Because you're putting it on the wall and hanging it from the ceiling, you don't have to worry about the durability of it.  You are just looking for pretty and cheap so thinking outside the box can save you a ton of cash.

The room below is stunning!  Fabric covers the walls and frames the bed and window.

This photo is from House Beautiful.  

This is really a small bedroom but it looks like a true haven.  To accomplish this look on your own all you will need are the following:

Fabric (don't be afraid to mix patterns)

Staples/staple gun

Curtain rods

Witch tape

Hooks

Thumb tacks

Ribbon or twine

The wall treatment is accomplished by simply stapling the fabric tautly over the wall.  Always do a dry run before attaching the fabric to the walls.  Beginning in the middle of the wall, use the thumbtacks to secure the fabric to the wall.  Once you've finished one wall, stand back and make sure it's even and exactly where you want it to be and there are no bulges, gaps or wrinkles.  If it's good, all you have to do is staple the fabric and remove the tacks.  Staple as close to the ceiling and baseboard as possible.   

The canopy is a little trickier only because it involves working over your head.  First determine exactly where you want the canopy to be.  It's best to have the bed positioned before you begin measuring for the canopy. Since you don't want multiple holes or sharpy marks on the ceiling, tack ribbon or twine to each corner and run it around the entire area so when you're finished you will have a rectangle design on your ceiling.  This will give you a clear outline of exactly where the canopy will be.  Stand back and make sure the corners line up exactly and everything is square.  If not adjust.

Screw C-hooks large enough to hold your curtain rods in each of the 4 corners and 1 in the middle of each side for additional support.  That will be a total of 12 C-hooks. I recommend cheap cafe curtain rods or you can even head to the home improvement store and get plumbing pipe or even copper tubing.  You want the rods to be lightweight and small enough to be unobtrusive.  It won't be seen so it doesn't have to be decorative or even pretty).  This is where the ribbon or twine that you attached will come in super handy because it will give you a clear idea as to where the middle hooks should go.

Once you've attached your C-hooks and everything is lined up perfectly, all that's left to do is hang the fabric.  I don't own a sewing machine.  I don't like to sew.  Witch tape is perfect for me!  I use it all the time with great results.  Below is a photo of it in case you aren't familiar with the product.  You can get this at any fabric store, craft store or Wal-Mart.

You want your canopy fabric to either reach the floor or within a couple of inches from the floor.  If you measure from the ceiling to the floor and the result is 96 inches - you will need your fabric to be 98 inches long.  So each panel will require a little less than 3 yards of fabric.  You will need 2 panels per corner or a total of 24 yards for the corners.

Make a hem about a half an inch to an inch (depending on the circumference of your curtain rod).  Using the witch tape, place it between the folds of fabric and set a warm iron on it until you have melted the tape to the fabric creating a solid bond and forming a pocket for the curtain rod.  Never run the iron over the area containing the witch tape, you just want to set it on the area long enough to melt the tape and then move on to the next are. Also never ever allow the iron to touch uncovered witch tape.  Both scenarios will give you a big ugly mess.  Allow the witch tape time to cool completely (usually not more than 15-20 minutes).

While you are letting the corner panels cool, begin working on the middle panels.  Decide how long you want these panels to droop.  I would recommend they droop only as far as your fabric is wide.  This prevents you from having to cut and sew for additional length.

For the side panels you are going to  hem the sides of your fabric.  If you want to go decorative with the side panels as they have done in the picture above, buy some ribbon or pretty edging and using the witch tape, affix the edging/ribbon to the bottom of the panels.

Once all the panels are ready, all you have to do is thread and hang them from the C-hooks you installed earlier.  Begin with a corner panel, thread the side panel and then thread the end corner panel.  Repeat this process all the way around.

The end result will be a fabulously beautiful, customized and very personalized bedroom.  The beauty of this design is you can take it with you when you move and replicate it in your new space.  

But the best thing about this design is it won't prevent you from getting your deposit back when you move.  If you are diligent about pulling the staples out of the wall when you remove your fabric and you put a dab of spackle in the C-hook holes, no one will ever know you altered the appearance of the bedroom in any way. As an extra bonus, because you covered the walls in fabric - the paint in that room should be pristine when you move.

We'll continue the discussion of nonpermanent wall changes in our next post!

Enjoy!

5 top complaints about Landlords

I rented for many years longer than I've owned.  I've rented in 6 states over the years.  I've had some awesome landlords.  However, I've had far more horrible landlords than awesome landlords.  So how is a potential renter to know into which category their potential landlord falls?

The internet is chock full of horror stories about tenants.  Landlords have the luxury of running criminal background checks and credit checks on their prospective tenants.  What exactly can a tenant do?  Very little unfortunately.  Being a renter involves good instincts and the ability to walk away from your dream house if alarms go off in your gut.

For the purpose of this post, I have spoken with 25 current and former renters.  As a result of their comments (and mine) I have compiled a short list of the top problems we have all faced as renters.

I have attempted to list a possible solution for every problem.  Suffice it to say, there are a few things a renter can do to make sure they aren't falling into a year long nightmare.

I can't stress research enough.  Let's say you find the perfect house in the perfect neighborhood for a perfect price.  You drive past it, peek in the windows, walk around the yard......you can already picture living there! NOT SO FAST.....Let's run down a few of the nightmares (and how they could have been avoided) from landlords before we hire the movers?

The most important thing to take away from this post is this.  LISTEN TO YOUR GUT AND COMMON SENSE.  Please, please, please don't ever think that just because you love the house or the price or both that all other issues won't matter - because they will matter.

So let's get started.

Problem No. 1 - Intrusion/Security

Will the landlord use their key to come and go as they see fit?  With or without notice?  With or without you being present?

While I was in college, I rented a house in the country once.  My family knew the landlords.  I actually went to elementary, Junior High and High School with both of her kids.  The house in question was where the landlord's parents lived until their death.  Fully furnished they said.  Private and quiet they said.

Within a week of moving in, I began to notice things moved when I'd get home from class.  I had moved a rocking chair from in front of the TV to in front of a large window.  I came home and it was back in its original position.  I am left handed so while most folks put their glasses to the right of the sink - I put mine to the left.  I came home one day to find all of my dishes had been rearranged in the cabinets.

Then I began missing things.  The rocking chair was the first thing to disappear out of the house while I was at school.  Then I came home to find every piece of furniture gone from the master bedroom.  Not a stick of furniture was left.  When I called the landlord, she told me that she had taken the rocking chair because I refused to leave it exactly where her mother liked for it to be.  She also informed me that most days as soon as she saw me leave for school, she'd go inside the house to "visit it" and she was angry that I had the nerve to rearrange things.  Finally, she couldn't stand my sleeping on her parents bed so she had her son come and take the furniture out while I was gone.......I moved.

I had only lived in the house under a month and had not signed a lease yet this woman tried to sue me in court to make me pay her for a year's worth of rent.  I won but she trashed me all over town.

NOTE:  If your landlord tries to unjustly sue you - SHOW UP FOR COURT!  Tell your side to the Judge. Maybe he'll/she'll rule for the landlord but maybe he/she won't.  You'll never know if you don't show up and if you don't show - the Judge will have no choice but to rule in favor of the landlord.  At the end of the day the records will show the Landlord won - it won't say why or how.

Solution

Before you sign on the dotted line, ask your potential landlord if you can have the locks changed at your expense.  If you think about it, there are very few times that a landlord absolutely has to go into the property without you being present - if ever.  I can't think of a single reason.

If the house catches on fire while you are away, the fire department isn't going to require a key and a smashed front door is the least of a landlord's worry in this scenario.  If something breaks and needs fixing, meet the landlord or his/her crew at the house to let them in.  It's not the most convenient thing in the world to have to leave work to go home to meet the plumber or the electrician or the HVAC guy but if privacy and security are concerns then it's something you will have to do.

Most landlords worth their salt, change the locks out between every tenant anyway, so if the landlord didn't and balks at your changing out the locks at your own expense, I'd worry that the previous tenants (or their family) might still have a key to the current lockset.  A good landlord shouldn't mind as long as they aren't the ones footing the bill.  Another bad sign is multiple keys to multiple locks.  That usually means that when the previous tenants moved, the landlord only changed out ONE of the locks....so who has the keys to the other exterior doors??

Chances are if the landlord is okay with this, you're on the right track.

Problem No. 2 - Deposit

It's always best to look at a property before it's been cleaned and painted and then again after the work has been completed.  Why?  Because if you see the house shortly after the last tenants have moved, you will know how they left it.  You won't be dependant upon the landlord's definition of "trashed".  You will also know how much work the landlord put into the house to get it ready for the next tenant.  Sometimes, this is simply not possible as landlords usually don't even advertise rentals until they're ready to rent but there are ways to tell if the landlord has done a good job of readying the  property for the next tenant.

When you look at the "finished" product, be sure to open every drawer/cabinet.  Look for crumbs, paper clips or any other object/substance that would prove the drawers/cabinets have not been cleaned.  Flip up the lid on the toilet.  Recent use? Open the oven - is it clean?  Look for clothes hangers in the closets.  Run your fingers over the window sills. Look at the condition of the ceiling fans.  Then look at the walls.  Have they recently been painted?  Do you see evidence of dirt/dust, scuff marks or crayon marks near the floor to indicate a child wrote on the walls?  If there is carpeting can you see the outline of the old tenant's furniture? If any of the above is present, the landlord didn't put a lot of work into readying the property for a new tenant.  Chances are, he/she had someone vacuum, take out any leftover trash, spray some smell good and called it a day.   Unless the rent/deposit is outrageously low for this property so as to warrant a less than stellar job from the landlord, I'd walk away.

Always - always - ask the landlord if the previous tenant got or is getting their deposit back.  Why?  Because if you view the house and it's normal wear and tear yet the landlord tells you the tenant won't be getting their deposit back - then you won't get yours back either.  He/she is one of those landlords who takes your deposit and never ever gives it back.

I had a landlord charge me $20.00 per nail hole once.  He also charged me $35.00 for dust bunnies that he found in the corner of a closet.  He also charged me a "repainting" fee of $150.00.  By the time he was done adding up all these charges, I was actually in the hole with him.  This was another no lease situation.  Never did he tell me that if I put a nail in the wall to hang a picture that each hole would cost me $20.00 or that I would have to pay the cost of repainting the house when I left or that dust bunnies tucked away in the corners of the closet would cost me $35.00 each.  I feel he made those up as he went along.  

Another issue with deposits is the way a lot of landlords allocate your deposit.  Some call it a security deposit and imply it will only be touched if you leave still owing rent.  Others call it a damage deposit implying that it will only be touched if you leave without cleaning or leave the property damaged in some way.  Still others just use it as they see fit with an apparent goal of not giving any of it back to you no matter what they have to do.

You have an absolute right to get an accounting of how your deposit might be used.  You have a right to know if it is strictly for money owed or for damages or for both.  You have a right to receive any part of it left back within a state allocated time frame and an itemization of any money not returned to you.

Too many people just shrug their shoulders when they don't get their deposits back and don't pursue the matter.  Too many landlords make a substantial bump in their yearly incomes by keeping folks deposits for no good reason.

Solution

ALWAYS get a lease.  There are lots of landlords out there who only own one rental house or two at the most.  They don't always have the education, experience or even the inclination to invest in drafting (or paying someone to draft) up leases.  They want to take your deposit, first months rent and give you the keys. NEVER ever allow your money to change hands with anyone without a well written contract passing between the two of you AND A WRITTEN RECEIPT OF ALL MONEY GIVEN TO THE LANDLORD.  NEVER.  If they don't have a lease for you, it would be well worth your time to draft one yourself based upon your conversations with the landlord and present it for his/her signature.  You don't have to know legaleze in order to draft an enforceable contract.  All it takes is for you to outline the landlords responsibilities, your responsibilities and to note any penalties to be expected should either of you not live up to those responsibilities. Again, if the landlord is above board - they shouldn't have a problem agreeing in writing to what they've agreed to verbally.  If they do?  Walk away and take your money with you.

Many many leases are what the legal community call "boiler plate" leases.  Meaning they're generic and not specific to that particular landlord and/or his property.  If your landlord presents you with one of these, feel free to flip it over and hand write any addendums to cover specifics that you need included.  Just make sure that (a) the landlord both initials and dates any addendums signifying they are in agreement and (b) that you remember to get a legible copy of it.  In the legal community there is an old saying, "If you don't have a copy - it don't exist".

Years ago, had I been in possession of a signed lease when Mr. Landlord decided to strip me of my deposit for the nail holes and dust bunnies, the entire situation could have been avoided.  My bad.

While we're on the topic of documenting conversations and intentions, it might behoove you to consider turning on the recording app on your phone as soon as the landlord gets out of the car and leave it running until he/she has left.  Why?  Simple.  You want proof of exactly what was said, just in case something comes up down the road.  This not only protects the potential renter from an unscrupulous landlord but it also is remindful of what YOU said and agreed to as well.  Our memories can fail us from time to time.  Maybe you thought you asked him/her if you can paint the walls after you move in.  You're sure of it. You're equally sure he/she said it was okay.  But did you really?  Or was it another landlord at another property you visited?  If the viewing is recorded, you can simply check...if not and you go ahead and paint only to discover that this landlord doesn't allow tenants to paint....bye bye deposit - and rightfully so.

Problem No. 3 - Expenses

While this one really has nothing to do with the landlord, the topic was consistently brought up in my unofficial survey, so I thought it important enough to include. 

Chances are your landlord has never ever actually lived in the house you're viewing.  Because they've never lived there, they don't know what the cost of the utilities are.  Asking them will only get you a guestimate. You should also be aware that the chances are extremely high that the landlord didn't build the house and has never had cause to open up all the walls so they have no idea as to how well the house is insulated. The rent may be a super good deal but if the heating and/or cooling bills are through the roof, you've actually more than used up any savings in the rent in utility bills.

Solution

Call the utility companies one by one and ask them what the average cost was last year.  All they need is the address and they will be able to tell you in a matter of seconds what that property cost the previous tenants. Just because the house is small doesn't necessarily mean the monthly utilities bills are.  My present house is just under 2,000 square feet.  I live alone.  My average utility costs per month are in excess of $400.  My particular situation was a bit unusual because I don't rent and the house had been empty for nearly 2 years before I bought it so I was unable to get an average cost from the utility companies.  But if I had and I was told that my bills would average over $400 a month, I would have withdrawn my offer and gone elsewhere.

Problem No. 4 - bad or no maintenance

I wish I had a dollar for every house I've rented thinking it was awesome only to find out AFTER I'm moved in that it had been poorly maintained.  There was the time I moved in the spring only to discover come summer that the AC didn't work or moved during the fall to discover the heating didn't work. There's the time I moved on a Holiday weekend and after sweating all day moving discovered there was no hot water because the water heater was busted.  How about the time I moved into a house and as I was setting up my kitchen/breakfast room, had to call the fire department because the electrical outlet sparked fire when I tried to plug my microwave into it.  That particular landlord owned a plumbing company.  Did he call an electrician out to figure out the problem and fix it?  No...he had his plumber's helper come out and fiddle around with it because he thought the young man was "smart enough to figure it out".  That was a direct quote from the poor guy who gave up his Sunday to at least try to figure it out.  He didn't and an electrician was finally called and showed up A WEEK LATER.  I was told that the plug in was not installed properly and further that none of the plug ins located in the back of the house were installed by an actual licensed electrician.  In other words, I had rented a fire trap.  Sigh.

How about maintaining the roof?  A vital area to go over with during your viewing is the roof.  Look at every ceiling in the house - including the closets.  See water stains?  If the landlord has painted the interior, you shouldn't see water stains.  Water stains equal leak.  They equal mold.  They probably equal a hole large enough that a rat, squirrel or (shudder) snake can use to access the interior of your home.  Rat and squirrels love to get into your walls.  They love to chew on the wiring located in the attic and in your walls.  They have caused more fires than pyromaniacs.

While you're checking the roof out, how are the gutters?  I am of the opinion that when I move into a house, the gutters should be clean.  I should only be responsible for any leaves that slip into the gutters while I live there.  Silly me.

One of the people I interviewed for this post told me that once she rented a house located on the side of the mountain in April.  That year they had a wet spring.  A really really wet spring.  The landlord had not cleaned the gutters in so long that they were clogged up with leaves and debris which caused the water to slip beneath the shingles and run down between the walls.  Before summer, her house was filled with nasty mold and the ceiling in the downstairs den had collapsed.  When she called her landlord to alert him to the problem, his response was that she was responsible for all the damage to his property because she had failed to maintain the gutters properly.  He had enough nerve to rant at her because when his roofer climbed up there he reported the gutters were absolutely packed with debris.  Since she had only lived there for a few months and during a time when the leaves weren't falling, that indicated to her that this was an ongoing issue with the gutters not having been properly cleaned.  She certainly was not about to pay for damage that could have been completely averted had the landlord cleaned them out when the previous tenant moved.  

When you view a property, make sure to get in writing what your maintenance responsibilities are and what responsibilities belong strictly to the landlord.  Don't second guess.  Have it in writing.  Gutters fall in that "out of sight out of mind" category.  You only think of gutters when they fail.  Don't be forced to hire an attorney because you overlooked this piece of the property.

Along the maintenance problems I had many respondents who listed costs in this area.  Apparently, there appears to be a current fad of landlords trying to push the costs of them maintaining their properties off on the tenant.

My biggest issue with this (aside from the fact that it REEKS of slumlord) is the fact that if a tenant wanted to pay to fix the AC or roof - they'd buy versus rent.  If my kid throws a ball through a window - I'm responsible to fix that window.  But if the wiring goes bad, or the AC stops working or the roof leaks or the toilet refuses to flush - that's not my responsibility as a tenant.

One management company here in Birmingham actually requires the tenant to pay a $60 deductible for anything that needs repair.  Anything.  They also refuse to unclog toilets and/or drains for any reason.  This is a new development to me but I seriously doubt that if challenged in a court of law, the landlord would win.

Important:  A good landlord will go over an empty rental with a fine toothed comb and make sure that everything works, nothing is leaking, everything is clean BEFORE they even advertise the property for rent.  That means turning on all the utilities to make sure the heating/air works, the dishwasher works, the water heater works, there are working light bulbs in all the fixtures, etc.  If they aren't willing to do that - walk away.

Problem No. 5 - Gabby Landlords

If you are in a business meeting, you expect all parties to behave professionally.  Viewing a rental property is a business meeting.  Sure, you might be dressed in jeans and a teeshirt and the landlord might be wearing sneakers but it is still a business meeting.  Both of you are there to conduct business.

The 5th most popular complaint that I received about landlords is gossip.  Landlords who spend an inordinate amount of time complaining about the previous tenant.  Telling a complete stranger (you the viewer) about the previous tenants personal business.  Sure, maybe they were evicted.  Is that any of your concern?  Will it affect the price and/or services you are going to get?  Then why even bring it up?

Sharing negative history of a property taints it.  Who wants to live in a property that has seen more than its share of problems or where the last few people who lived there had really bad luck?  It casts a shadow on the property and makes it less appealing.  That's marketing suicide.  However, you would be stunned as to the number of landlords who do this.

They want you to know how they've been wronged.  Tricked.  Hoodwinked.  Taken advantage of.  For "no good reason".  After all their (the landlords) good deeds. I view these landlords in this way.  Let's suppose you go out on a date with someone who looks great on the outside and then during the date you discover that he/she has been married 5 times and they then try to lead you to believe that NONE of their divorces were their fault - not one tiny bit.  Not a single one of them.  Are you going to believe that?  I can see 1 divorce not being your fault or maybe even 2 but 5??  Nope.  This tells me that you are incapable or unwilling of taking responsibility for your own actions or inactions.  Date over.  

Same thing applies to landlords who have been horribly wronged through no fault of their own.  If a landlord is going to gossip with you about another tenant, you can bet money that they're going to gossip about you to other tenants.

Maybe the previous tenants trashed the property and the landlord is justifiably angry over that.  But you don't know the whole story and you're never going to get it from this landlord.  True story or not - it's none of your business and you shouldn't be hearing about it.

I have worked in property management for a number of years.  I have personally witnessed a tenant who was so full of frustration and anger over the actions of her slumlord that she forced the landlord to evict her so she could get enough time under her belt (without paying rent) to save up her "move money".  She knew she wasn't getting a nickel of her enormous deposit back, so what did she do?  She trashed the house.  She left every little thing that she wasn't going to move.  She didn't clean ANYTHING.  She allowed her two small children to color on the walls at their pleasure.  She didn't mow the yard or clean out the garage.  It wasn't a mature, professional or really even a smart thing to do and while I certainly don't condone her actions, I can empathize with someone who has gotten to a point where this seemed like the only justice she would ever get out of the situation.  

In conclusion, unless and until the powers that be enable tenants to run background and credit checks on their potential landlords - which we all know will never happen - the only thing we can do to keep us, our personal possessions and our money safe, is to research as much as possible and to trust our gut.  

Always remember, if it sounds too good to be true then it probably is.