Renting in an old, leaky, country home

15 years ago

I found a wonderful little bachelor apartment that was made in an old country house that was converted into 3 apartments. The landlord has bought surrounding land and I've been told by other tenants that this house will be torn down to make townhouses one day. Understandably the landlord doesn't want to invest a lot of money into the house if it will just be torn down but I want to live comfortably and safely here for as long as possible. I adore my apartment and want to make some adjustments to make it more livable but am trying to invest in items that I can take to my next apartment with me.

The biggest problem is a leaky bathroom. I have photos of one of the worst rainfalls but don't know how to approach the landlord. He's not going to want to replace the roof but the shingles, what ones are left on the roof, are a mess and it obviously needs fixing. He has a family member who in the roofing business so I think there should be a temporary fix that can waterproof the roof for a few years. The leaks vary on the way the wind is blowing so I never know which spot in the bathroom will leak and one common space is right above the toilet making it uncomfortable to use when it leaks (one time it was so bad I was tempted to get an umbrella). The main areas of leaks are a fan (?) in the ceiling and cracks in the plaster. I checked the attic to see if I could find a main leak I could put a bucket under to prevent it from going into the bathroom but I couldn't find water in the attic.

Also during a storm a tree fell against the side of the house and damaged the brick side which has leaded to water leaking behind a lovely built in shelf unit just outside the bathroom. I really was looking forward to using that spot for storage including books but I had to move them and now have plastic containers and stuff there that I don't care if it gets wet. I'd love to water proof it and use it without worrying about moving stuff everytime it rains.

Mold is also a big concern for me so I placed my air filter in the bathroom (when I bought it I made sure it would filter out mold because I was living in a basement). Is this enough to protect from mold in the walls? My apartment is not the only one that is experiencing leaking and their efforts have not produced much results. The building will be torn down but I have no idea when this might happen, there are other factors involved and I broke my savings to finally settle here and want to save up before I have to move again.

I have seen window installing that is like saran wrap that adheres to the edges with double-sided tape and is stretched with a hairdryer to even out the wrinkles. I was wondering if I could do something similar with the leaks? My idea was a saran wrap type material that is all sticky on one side so leaks don't have a large area to pool inside it. I'm not sure about cocking/sealant because I'm not sure where to apply it since leaks look like they are dripping down and appearing in other spots rather than the spot of the actually leak.

Does anyone have any advice on a way to possibly seal the leaks on the inside to prevent water damage inside and might help protect against mold?

Is the air filter in the bathroom enough protection for me and my cat against possible mold?

Is there an economic solution I can suggest to the landlord when I show him the photos of the leaks in my bathroom? I totally understand not wanting to invest a lot of money into a house that will be torn down but if it will be a couple of years before this happens perhaps a band aid can offer an affordable, effective solution for all living here.

Is there a way to treat the shelving unit from future leaks damaging items stored there?

Any advice would be greatly appreciated! This apartment is amazing for the price and layout for a bachelor with extra perks and its got such character that I just love it. I want to stay here a long time but not if my possessions will become water damaged, I have to use an umbrella to use the bathroom, and our health is in danger due to long term exposure to mold (I assume where there is leaking, there is mold, I have no proof of the mold because I can't see in the walls).

Sort by:Oldest

Comments (12)

justnigel
15 years ago
last modified: 9 years ago
I'd just tell the landlord that there are leaks. Be as helpful as possible in identifying their locations (and as acomodating as possible if repairs get done). If they aren't fixed within 2 months, then that's your indication that the landlord isn't interested in fixing things and that living there will only get worse. Pack your things and find a dry place. (You didn't say where you live, but I suspect there are ways you can break a lease if your residence in unsafe/ uninhabitable.)
sweetchastity
Original Author
15 years ago
last modified: 9 years ago
Actually there is no lease so I can leave with enough notice. I just was paying too much at my last place and was hoping to live here a bit to save up some money and be more stable financially. I have considered that moving may be the only option. I love this area and for the price its an amazing apartment. Others in the price range I've seen are dumps. But I am budgeting to start putting money away for the move since it will come one day whether by my hand or by his.
Related Discussions
rented furniture to stage a house
Q
Comments (17)
I just want to put in that Cynthia and Sweeby are *both* right on this, since it's a frequent argument. No buyer is looking to buy your furniture, but the furniture in a room creates a very real psychological impact about the feeling of the room. Staging isn't intended to persuade people in a rational sense, it's an effort to appeal subconsciously. It can absolutely create a more positive perception of your house. I've found this initial perception tends to persist for the buyer even after you move out. I have shown a lot of houses as an agent, and I have found that the houses that show best are the ones with very nice, sparse furniture that suggests a story line. (Even if the story is just "People who read high-falutin' magazines lounge here.") This effect has been especially noticable for me when I've shown the same houses over time- once with well-placed furniture and art and another time when the house is vacant. (The order these states occur in varies.) At the staged showing the house feels luxurious and spacious, or warm and cozy; at the other it usually feels small, dark, and much older. If you decide not to invest in a professional stager's help, my suggestion is that most houses still look better with a little furniture than nothing at all. People actually have an easier time envisioning their own things in a room that isn't empty, because whatever is there lends a starting point of space and size. And above all go for lots of light. The price of a lamp to brighten up a dark corner will pay for itself. Good luck!
...See More
House or rent? Your opinion
Q
Comments (13)
Buying is the way to go. There are just a couple of exceptions. If they are not going to stay for at least five years, they will not break even with all the closing costs of buying and then selling, so, in that case, they should not buy. If they have really bad credit and can only get a sub-prime loan, then I recommend renting until they can improve their credit. Otherwise, buying is the way to go, even if renting SEEMS cheaper on a month to month basis. The reason I say "seems" cheaper is because they actually cost the same many times. Property taxes and interest on the mortgage are 100% tax deductable so long as they are not high earners and required to pay the minimum tax. At the beginning of a mortgage, virtually the entire monthly payment is going towards interest so the new homeowner realizes a large deduction. To find out how much a mortgage payment is really costing per month versus rent, first figure out the after tax interest rate. The formula is: interest rate x (1-tax bracket.) Example for someone in the 15% tax bracket with a 6.25% interest rate: 6.25 x (1-0.15) = 6.25 x 0.85 = 5.31%. Now, to compare owning to renting, head over to the mortgage calculator on Bankrate.com and plug in 5.31% as the interest rate and see how much the monthly payments would be. Of course, these are not the real monthly payments, but how much the payments would actually cost after receiving the tax benefit of homeownership. This comparison does not take into account the property taxes which have to be added to the monthly payment. But, once again, those taxes are tax deductable, so they are not costing as much annually as they appear to cost monthly. I'm sure that there is a way to figure out the true cost, but I just can't think right now. :) Another benefit to buying if someone has poor saving habits is that many times, for these people, the obstacle is saving up the down payment. If they think that they will receive enough $$$ in wedding gifts to use as a down payment, then I think that they should spend it on a down payment before they decide that they "need" a new car, or a big screen TV, or some other non-essential that many poor savers seem to always require. Based on my experience with poor saving family and friends, I don't think that they will have too much trouble making the payments. It has been my experience, that when something truely essential comes up, they somehow find the money to pay for it, even though, previously, they were living paycheck to paycheck, and insist that they must live this way. The reality is, that they have more discretionary income than they realize, and can certainly reallocate it, if need be. My aunt recently bought her first house. The only reason that she was able to do this is because she was given the down payment by her son. The mortgage payment is MUCH higher than her rent payment, yet, she is managing just fine! Finally, I advocate buying sooner than later, even if it means only putting down 3%. Real estate is constantly appreciating. The longer they wait, the more the same house is going to cost. I mentioned this is another thread, but, I'll reitterate. The 30 year mortgage is the best deal going IF you actually keep your mortgage for 30 years (which most people don't do.) Think about it, your mortgage payment remains the same for 30 years. Yet, over the course of those 30 years, the dollar has depreciated, and you've received raises to adjust for inflation. Perhaps, 30 years ago, the average mortgage payment was $175/month (I just made up that figure, but it sounds about right to me.) As the years go by, that $175 seems like less and less of a burden. Today you can't even buy a car for $175/month. Yet, the house that originally cost $175/month has appreciated tremendously in value. I can only imagine what my aunt's financial situation would be if she had had a down payment 30 years ago. I would love to see her retire w/out a mortgage, but that is just not going to happen. :( Of couse, many people will refinance in order to get equity out of their home. We can only hope that they use this money to make improvements to the real property, but we know that many don't. But I still don't think that that's a reason to advocate renting over buying. Here is a link that might be useful: Bankrate.com
...See More
Yet another worry: party homes for rent coming to your neighborhood!
Q
Comments (7)
Not only can the HOA fine an owner if short term rentals are prohibited, but the city may as well. In our resort area, a short term rental permit is required and the city tightly controls short term rentals. Code enforcement is good. In addition, if the covenants of subdivision disallow short term rentals, the city will not issue a permit. Our current small subdivision does not allow short term rentals and, in 11 years, I only know of one homeowner (a builder) that violated the covenants when he couldn't sell the newly built house during the bust. We turned a blind eye and didn't complain given the circumstances. It turned out not to be a problem. The nightly rental was very high, which kept the usage down, and the house sold at the end of the season. However, although our little subdivision does not allow short terms, they are allowed in neighboring areas, so we do get some short term rentals nearby and have had a few noise issues. The subdivision where we have bought a lot to build does not allow short term rentals and is, for the most part, geographically protected from surrounding neighborhoods that do by green space. The few lots that do back up to another neighborhood were priced lower and still slower to sell. At the annual meeting of the HOA last year, a realtor proxy moved to amend the covenants to remove the short term rental restrictions. The motion was withdrawn when it became abundantly clear that all owners present bought, at least in part, because of the restriction. In resort areas, most folks (or their realtors) already know that you really need to read your subdivision documents closely for this issue. In fact whether short term rentals are allowed is often disclosed in the listing. Some second homeowners may want to rent out their home to defray the cost of ownership, while others want to be away from the bother. With this new phenomenon in other good-time cities, I would expect that a wise buyer there would also check the subdivision documents carefully and also check in with the city.
...See More
Sooo frustrated with leaky house
Q
Comments (25)
$100 is very very inexpensive for a comprehensive audit. but it is what it is. the good news is the rooms are sealed at wall/ceiling. usually in homes with ceiling moldings, the gap at wall to ceiling is covered up, & not sealed. so you are one step ahead of the game there. in home efficiency the importance of the location of the air leakage counts. most efficient is to seal the air barrier between living & attic space. you are good with the leakage site described above, and having no recessed lights. second most efficient place to seal/insulate is the floor. this is your air barrier between crawlspace & conditioned space. when the house was built, chances are the sole plate of the exterior walls was not sealed to the subfloor. again..a tiny leakage site that quickly adds up to a lot of leakage, given the amount of wall area. ideally sill seal or caulk would have sealed sole plate to subfloor...how to retrofit now? caulk top of floor molding to wall, and bottom of molding to floor (if not carpet) or take floor moldings up, caulk & re-install moldings. if you have pets...you do not want to caulk moldings to floor as the caulk will always collect pet hair. (this I know from personal experience...) when you talk of feeling cold air circulating (in first post) where do you feel the air? at your feet? shoulder height? more details needed. but back to floors over crawlspaces...no insulation in the floor? is the cold you feel from the floor area? post more details & we will walk you through some basic air sealing. drop me an email & I'll share info from lsu ag center's study on air sealing floors of raised homes. we have found that the best way to air seal & insulate floors is spray foam insulation. closed cell...3". makes a world of difference. pricy, but you air seal & insulate in one step. having done several homes where we manually sealed holes, then insulated with fg batts & came back on the bottom of the joists with 1" cc foam sheathing...it is the same $$ as spray foam. and a lot less labor intensive. in the meantime here is some excellent air sealing info from southface inst. http://www.southface.org/default-interior/documents/airsealingkeypoints.pdf best of luck
...See More
tzmaryg
15 years ago
last modified: 9 years ago
What do you have to lose in talking to your landlord? In this economy he may well decide to put off any development project and be interested in maintaining what he has. Leaks only get worse. I vote with Justnigel.
sweetchastity
Original Author
15 years ago
last modified: 9 years ago
Oh I definitely will bring it up with him but if he argues that placing a whole new roof in would be too much I want to know if there is a cheaper option I can suggest.
lucy
15 years ago
last modified: 9 years ago
There really isn't - stopgaps are just that, and will only allow more problems like mold to get worse (I just had my roof redone... old place, leaks in more than one area, old roof and lots of lumpy tar 'stopgaps' around the chimney that no longer do the job). Plus I'm sure if there were a quick fix that will hold for any length of time he'd be quite aware of it. He's just trying to get all of you to pay for a new roof while you're there! Plus what about the brick wall - if he won't even fix that, forget the roof.
housekeeping
15 years ago
last modified: 9 years ago
As far as I know you can't stop leaks from the inside of the building envelope, only from the outside, by repairing holes in the roof and siding and caulking around openings.

If you can't see where leaks are entering the attic in order to locate collection containers, which isn't a bad stop-gap solution if you maintain , i.e. dump, them regularly, then you are getting water traveling within the wall assembly. This is more problematic because that's how serious mold problems start with moisture trapped and saturating intra-wall materials. If the leak just passed through the walls and emerged in your apartment and you could collect or clean it up that would be very annoying, but not necessarily a health issue. Water stuck, and not evaporating, inside the walls assembly is T-R-O-U-B-L-E. Sorry!

What's your geographic location: Warm climate or soon to be winter?

You mentioned dripping from the bathroom fan; that's most likely water running down the fan vent from the roof because the flashing around the roof vent penetration has failed. Not terribly difficult to repair (from the roof) but is a serious safety issue because eleectricty and water don't mix.

Molly~
sweetchastity
Original Author
15 years ago
last modified: 9 years ago
I'm up in Canada and it is getting colder. I am concerned about mold but can't afford to move again so soon. Will the winter cold help reduce mold growth? The air filter I have running 24/7 in my bathroom is designed to filter mold and I keep it running because sometimes the bathroom smells like a musty basement but the rest of the apartment smells fine. The best solution would be to move in the spring, when I've had time to save and look for a nice place. Is the fan in the bathroom effective or should I move it to where I spend most of my time?
lucy
15 years ago
last modified: 9 years ago
The cold will not have much effect one way or another on mold (there are different types in any case), but a more effective fix for your own comfort as well as dealing with dampness would be a dehumidifier, though they're not inexpensive. Those air filter things are not all they're supposed to be BTW, so don't think of it as some magic answer, but what you should go by is how you feel - are you having any ongoing respiratory symptoms that for you at not normal, or any dermatologic (itchiness, etc.) problems, for instance? If so, see an MD, not your landlord, and if you really think there's a serious problem (tho' don't go thinking every sneeze is life threatening for heaven's sake), you may have to leave regardless as you cannot tell the LL what to do with his place without getting the law involved, which could take some time and not really help you much in the short term. Consider rooming with friends if you can't afford to live somewhere alone.
sweetchastity
Original Author
15 years ago
last modified: 9 years ago
Thanks lucy! I didn't think of the filter as a magic tool that will purify the air but I thought there could be ways I could make the space safer while I save money and look for another place with time rather than the last 2 moves which were fast and last minute.

My health and that of my cat seems fine though I am watching for signs that might appear but I want to be in the position to pick and choose this time so I can find a safe, comfortable home I can stay in for many years to come.
johnmari
15 years ago
last modified: 9 years ago
Contact your municipality's building-code-enforcement department and the state attorney general's office (ask for landlord-tenant relations). In most jurisdictions, property owners are simply not legally permitted to rent an apartment in such a level of disrepair that can endanger the health of the tenant(s) (and mold being SUCH a big deal these days) or risk destruction of the tenant's possessions (I do hope you have the good sense to have good renter's insurance!), and the landlord can be forced to make certain repairs within a specified timeframe. This is not just for your benefit, this is for the other tenants' safety and well-being as well, and for that of any future tenants. BTW, in most jurisidctions retaliatory evictions are illegal, so this dingleberry should not be able to throw you out just for reporting the appalling condition of the property to the proper authorities.
housekeeping
15 years ago
last modified: 9 years ago
In my area tenants are also allowed under certain circumstances to make (and pay for) the repairs themselves and deduct that from their rent. This might be something to consider if the leak in your bathroom is, as I suggested, due to ineffective or damaged roof flashing around the fan vent stack. Consult your local tenants or renters association for the details of your local laws.

HTH,

Molly~
hendricus
15 years ago
last modified: 9 years ago
""but if he argues that placing a whole new roof in would be too much I want to know if there is a cheaper option I can suggest.""

Just put a tarp over the whole roof, should be good for a couple of years. After Katrina there were blue tarps all over the place and way longer then a month or two.

Renting in an old, leaky, country home

Comments (12)

justnigel

sweetchastity
Original Author

Related Discussions

tzmaryg

sweetchastity
Original Author

lucy

housekeeping

sweetchastity
Original Author

lucy

sweetchastity
Original Author

johnmari

housekeeping

hendricus

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

Renting in an old, leaky, country home

Comments (12)

sweetchastityOriginal Author

Related Discussions

sweetchastityOriginal Author

sweetchastityOriginal Author

sweetchastityOriginal Author

COMPANY

BUSINESS SERVICES

GET HELP

CONNECT WITH US

sweetchastity
Original Author

sweetchastity
Original Author

sweetchastity
Original Author

sweetchastity
Original Author