Smoke Damage: Property Management Nightmare


To this day, one of the most terrific forms of investing available is owning a rental property. When purchased properly, rental homes offer cash flow, tax benefits and the growth of capital. But we don’t want to touch base on the pros without the cons, such as repair work, rent collection, tenant problems and surviving evictions.

I’m going to specifically focus on a recent con we survived involving an in-depth repair. A former tenant of ours rented a property from us for 18 years. He was instructed not to smoke within the unit, but did so anyways. Because he was a friend of ours, we unfortunately allowed him to get away with it, and in the end, he sadly passed away from his habit. After his death, we stepped in to what has become one of our worst property management nightmares…. Smoke Damage.

Sylvan Ozone Generator 4000mg/hr Air Purifier - Source

If smoke damage is your problem, allow me to introduce you to a secret weapon against it: The Sylvan Ozone Generator 4000mg/hr Air Purifier. You can find it available here. This little machine packs a big punch to sterilize, reduce, eliminate and/or kill black mold, mildew, odors, bacteria, viruses and fungus growth, while purifying the air. The Ozone Generator will completely remove odors from the home.

Ozone is a colorless gas made up of three atoms of oxygen (O3). It is one of the strongest disinfectants in the world with 3000 times the germ killing power of Chlorine OG-4000. When ozone comes in contact with mold and mildew, pollen, odors, or other airborne bacteria, one of those atoms combines with the pollutants rendering them inactive by oxidation, leaving behind pure clean oxygen.

When the machine is running, you can not have any living creatures inside the home. No animals or people, until the machine is turned off and fresh air is allowed back through the home. This machine actually changes the atoms of oxygen, so after sterilizing it, what is left can not be breathed. We would operate the machine at night, and upon returning the next day, my husband would hold his breath and run inside to turn the machine off and open up all the doors and windows. The after effects were remarkable. The odor from the home that once made us gag was completely gone.

While our secret weapon worked through the night, during the day we hired a team of professional painters that specialized in smoke damage. The process they used was to completely wash and scrub down everything in the house, the walls, the ceiling, the trim and doors, everything. They proceeded to prime then paint the interior with 3 coats of paint, completely sealing the interior.

We also placed the unit unside the duct work, and then also hired to have all the ducts professionally cleaned to completely rid the unit of smoke.

We even used this little machine in an old Ford F250 to get rid of mold odors, and found the vehicle smelled like a brand new car afterwards!

For us the damage in our rental home was so bad, we had to rip out the carpets as well. They were old, so it was time for them to go anyway, but was the final step in purifying the interior. (Lots of dirt under the rugs... prior tenants weren't much for cleaning, so after 18 years, the condition was filthy to say the least.)

Below are the dramatic “Before” and “After” pics.

BEFORE

AFTER

In our case, our project was so massive, we had to hire out much of the work. Experienced in the property management business for more than 30 years, we have our connections. We’ve often times had to lean on our experts for support, and we truly cherish them for their guidance and expertise.

When it comes to owning a home, allow me to share with you my top favorite peeps to do business with. These are all people with an outstanding reputation that we have known for many years. Allow me to spotlight them, and share with you what makes them unique:

High-Tech Restoration

Joshua Ossinger - Owner

Eastern and Western Washington

206-355-1717

Your all-in-one restoration services

Painting – Interior/Exterior

Pressure Washing

Carpet Cleaning, Tile/Grout and Upholstery

Photo Courtesy © High-Tech Restoration

We give High-Tech Restoration a 5 Star Rating for the outstanding work they did for our rental home. We found the owner, Joshua Ossinger to be honest, and a man of integrity, making sure all of our needs were taken care of. Joshua and his crew scrubbed our walls, and handled all the interior painting, as well as our kitchen cabinets and got rid of all the smoke odor. High-Tech Services is a full service business (a ‘one stop shop’ if you will) catering to both residential and commercial properties. Joshua and his team of highly skilled maintenance technicians provide quality services at affordable prices to homeowners, property managers, real estate agents, restaurant owners and others in need of a one or full service experience; offering a 100% satisfaction guarantee.

American Building and Roofing (ABR):

LOCATIONS:

Everett 425.355.7300

Snohomish 360.568.7663

Mt. Vernon 360.336.2500

Poulsbo 360.779.7001

Pasco 509.543.7663

Wenatchee 509.886.7663

Yakima 509.453.7663

-ABR is a veteran and family owned business that started in 1982 with our first store in Everett.

-ABR has seven locations serving the communities of Western, Central and Eastern Washington (Snohomish, Everett, Mt. Vernon, Poulsbo, Wenatchee, Yakima and Pasco)

-ABR is open to the public and serves homeowner and contractors alike

-ABR has an extensive inventory of roofing products such as asphalt shingles and metal roofing. We carry a variety of styles, colors and manufacturers. We buy in very large quantities and can compete with the big box stores.

-ABR has showrooms at each of our 7 locations where homeowners and contractors can get product information brochures, receive samples of colors/styles and work with our knowledgeable team who have years of experience in the industry and many employees have been roofers themselves.

-ABR team members are more than happy to assist at every stage of the project. Whether you are new to homeownership or a seasoned contractor, ABR is here to help in an approachable and friendly environment.

-ABR offers a wide variety of roofing materials, tools, safety equipment, underlayments, windows, vinyl siding, and other accessories to complete your entire roofing project.

-ABR delivers directly to the homeowners roof-top or the contractors job site. We are usually able to deliver next day or whatever the customer's schedule demands.

-ABR can offer assistance in finding a trustworthy and reliable contractor for your project.

-ABR has employees who have industry experience. Many big box stores do not offer the expertise and knowledge that our team offers. We have many employees that have been roofers for many years or been in the construction industry before joining our team. Much of our team has been with ABR for many years, some of our employees have been with ABR for twenty plus years.

Photo Courtesy © AMERICAN BUILDING & ROOFING, INC.

We give American Building & Roof, Inc a 5 STAR rating for their excellence in roofing. We have known the business owners for more than 3 decades, and they are proven to be honest, reliable, professional and able to provide extraordinarily outstanding customer service. They will go the extra mile for you. We highly recommend!

Green Home Remodeling LLC

12345 Lake City Way NE Seattle, WA 98125

(206) 367-5151

M-F 9:00am - 6:00pm www.GreenHomeRemodeling.biz

Contact: Stanley, Colin

In Business Since: 1999

Service Area: Greater Seattle

On Angie's List Since: 11/22/2010

Warranties: YES

Free Estimates: Yes

Features: Emergency Service

Green Home Remodeling is a small, low overhead company that is licensed, bonded and insured (GREENHR921LE). It has been EPA certified in lead based paint. It has an "A+" rating from the BBB. Owners have over 35 years’ experience in the construction trades. Always a discount for Angie's List customers

Services: Woodworking, Ceramic Tile, Doors, Earthquake Retrofitting, Flooring, Masonry, Mold Removal, Basement Remodeling, Remodeling, Bathroom & Kitchen Remodeling

Green Home Remodeling LLC is a full service remodeling, renovation and repair company that has become the go to in the greater Shoreline area for high quality craftsmanship adjusted to meet your specifications and needs, regardless of the extent of the work you need done. As a family-run business, we are committed to providing our Shoreline clientele with more personalized services that make your bottom line our top priority. Without the cumbersome overhead costs associated with larger, less versatile remodeling companies, with Green Home Remodeling LLC you can rest assured that more of your hard earned money goes into the work itself.

Drawing on many years of combined experience, the Green Home Remodeling LLC team excels at:

  • Full kitchen and bathroom remodels

  • Custom patio and deck builds

  • Drywall hanging and finishing

  • Laminate, tile and wood floor repairs and replacements

  • Custom designed built-in cabinets

  • Interior and exterior Trim Work

  • And much more

Green Home Remodeling LLC offers free estimates on all of our services.

For your Shoreline kitchen renovations we perform repairs and design custom builds for tile or laminate countertops and islands. For your floors we offer custom transitional floor trim, as well as interior and exterior trim work of all kinds.

Whatever work you need done, trust your Shoreline home remodeling, renovation, and repair work to only the most committed, skilled, and trustworthy remodeling company available. If you're not sure whether we can remodel, repair, or build what it is you need built, simply give us a call and we'll work directly with you to give you home renovation solutions best suited to your specific needs and priorities.

Photo courtesy © Green Home Remodeling LLC

We give Green Home Remodeling LLC our 5 STAR rating for their consistent perfectionism. We have known the business owners for almost 3 decades, and they set the bar high performing the highest quality precision work achieving supremacy in home remodel. Colin and his team remodeled our bathroom and plumbing inside our home, and we couldn't be more thrilled! We can't recommend Colin enough.. He will not disappoint!

Lake Washington Home Remodel LLC

Kirkland, WA

(206) 940-3953

M-Sat 8:00am – 6:00pm

Nolan@lakewashingtonhomeremodel.com

Owner · 2005 to present

Full Service General Contractor specializing in whole house renovations, additions, remodels, kitchen and bath, decks and fences, commercial tenant improvements, water and fire damage repair, investment properties, handyman services, foreclosure renovations.

Why hire us?

  • We're experienced. Renovating your home is exciting. Making your dream home a reality is not something we take lightly. We understand feeling anxious about who you hire and the process itself. As an experienced general contractor, we can help with design ideas and will oversee each phase of your project from the architectural planning and engineering stage to final finish and walkthrough, ensuring all people and things fit into place at the right time. We have several trusted professionals we partner with at each stage of renovation.

  • We listen to you. We spend time with you going over the goals and dreams for your house and present a plan that fits within your budget.

  • We work with you closely during the entire process, ensuring your complete satisfaction.

Why Remodel? In this economy, we need to stretch our dollars. These days, more people are renovating their homes rather than selling. Upgrading or adding on to your current home is one of the the best investments you can make, adding market value for years to come. In the kitchen, new or refaced cabinets, sparkling stainless appliances, an island with exquisite granite or travertine countertops and fun pendant lights make an inviting space for cooking, eating, and gathering. Bathrooms are updating with granite countertops, new fixtures and tile surrounds. What about that unfinished basement or attic? Make those spaces useable with an office, bathroom, extra bedroom or play room.

Photo Courtesy © Lake Washington Home Remodel LLC

We have given Lake Washington Home Remodel LLC our 5 STAR rating for their quality workmanship, as well as excellence and integrity in customer satisfaction. We have known the business owners for almost 3 decades, and have often leaned up them for their great depth of knowledge in the field. They wear the ultimate crown of excellence... We strongly recommend!

Bray Realty

506 W Main St

Monroe, WA 98272

M-F 9:00am - 6:00pm

Phone: (360) 805-5455 Fax: (360) 453-4011

Email: team@brayrealty.com

Serving Monroe, Snohomish and King county since 2003

Property Management, Residential real estate, investment properties, short sale services.

We have given David Bray of Bray Realty our 5 STAR rating for his outstanding knowledge with smoothly handling real estate transactions and property management. We have done somewhere between 4-5 real estate transactions with them... So many, we have lost count! We have known this fabulous family for almost 3 decades and adore them to no end. You can't go wrong, we highly recommend!

Darrin Stumpf Real Estate Services

901 Fairview Ave N, Ste 120

Seattle, Washington 98109

(206) 779-6196

Email: darrins@johnlscott.com

Mon-Sun:

9:00 am - 6:00 pm

Started in 2002

My objective is client satisfaction. Whether you are a first-time buyer or a seasoned investor, whether you are selling your home on Lake Washington or your condo in Ballard, I will strive to exceed your expectations and make your real estate experience as effortless as possible. In fact, I believe that I can make it fun! I pride myself on my ability to not only create great working relationships with my clients but to foster friendships that outlast the real estate transaction. Here are a few of my professional qualities that I know you will appreciate: Responsive – My phone is always on! If I cannot answer your call I will return it within the shortest timeframe possible. I do not have any scheduled days “off” and will take calls and handle business even while on “vacation”. Trust me; I can’t relax with my phone off. Knowledgeable – Before I started working in residential real estate in 2002, I worked for a real estate investment and development company. This experience gave me a breadth of knowledge that you will not find with other real estate agents. Because I understand the investment and development side of the business I am able to provide insight into the entire process from raw dirt to entire subdivisions. I will apply this knowledge to your transaction and advise you in making the most rewarding decisions. Experienced – I have spent many years in the residential real estate business. I promise that you will feel secure in my ability to handle any situation. Not all real estate transactions are simple but rest assured that I will be able to walk you through the entire process, negotiate on your behalf and create resolutions that will ensure your satisfaction. Tenacious – I will go after what you want! I will negotiate price, repairs, furnishings, upgrades, warranties, you name it. Successful negotiations are creative and strategic. I will strive to create a win-win situation but, honestly, what’s most important to me is that my client walks away with more than expected. Dedicated – When you become my client, I will treat your transaction as if it were my own. I will show you as many houses as you want to look at, I will personally stage your vacant home. I will make you feel like you are my only client. I will go the extra mile so that you can find your dream home, buy an investment property with positive cash flow or sell your home for the highest dollar.

We give Darrin Stumpf Real Estate Services a 5 STAR rating for being everything you want in a Real Estate Broker. Knowing Darrin for more than 3 decades, he is known to be a great listener, giving attention to your needs. Darrin's knowledge and professionalism will shine through for you. Voted for the 12th consecutive year, into Seattle Magazine’s - FIVE STAR: Best in Client Satisfaction Real Estate Agents for 2015. Darrin has won this award every year since its inception! We strongly recommend!

CLEAR IMAGE - INTERIOR / EXTERIOR / ARCHITECTURAL PHOTOGRAPHY

Marysville Everett

1331 State Ave, Ste B 2806 Colby Ave

Marysville, WA 98270 Everett, WA 98201

(360) 653-5005 (425) 315-8506

Hours Hours

Tue-Fri 10am-6pm, Sat 10am-4pm Mon-Fri 10am-6pm, Sat 10am- 4pm

Sequim

518 N Sequim Ave

Sequim, WA 98382

(360) 681-7622

Hours

Tue-Fri 10am-6pm, Sat 10am-2pm

Real Estate agents know that great images will sell the home. We can beautifully document your home or business ready for publication.

Our proficient commercial photography team at Clear Image is ready and capable of capturing the artistry and character of your space by using both natural and artificial light. We bring your style into focus by meeting with you to learn what your needs are and fulfilling them by providing our best approach. Clear Image can do it all for you in a timely and affordable way!

CLEAR IMAGE since 1988 | "Artists at Heart, Professionals in Action"

Photo Courtesy © Clear Image Photography

We have given Clear Image Photography a 5 STAR rating for thier robust photography program, custom framing, specialized printing, and photo restoration services. Call me biased, I work for them! But I only choose to be associated with the best, and I see the best consistently produced from here on a regular basis. Staffed with an amazingly talented team of artists, Clear Image is the pinnacle of photographic exceptionalism.

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