Every month, we hear amazing reasons why our tenants think we should accept them not paying rent. I’ve considered posting the top 10 excuses and telling tenants not to voice theirs unless they can top those. My problem became… limiting the list to only 10. Which would you choose?

1. I had a flat tire so I can’t pay my rent / can’t get to your office.
2. The government hasn’t mailed my check yet and I don’t know when I’ll get it.
3. I just got out of jail so I didn’t work last week.
4. I lost my job.
5. My daughter had a baby.
6. My power bill is too high – can you lower my rent?
7. We just bought a new car.
8. They messed up my check at work.
9. The banks are closed by the time I get off work so I can’t get your cash.
10. How much do you need today?
11. My (insert yet another family member) died and I have to go out of state to the funeral so I won’t have time to come by.
12. The check shouldn’t have bounced. The money was in my account when I gave it to you.
13. I’m not even really that late.
14. My (fill in the family member) took the money out of my purse.
15. I had to use the money to fill up my gas tank or I couldn’t get to work.
16. I came by last night but you were closed.
17. I mailed it.
18. The church was going to give me the money to catch up but they haven’t given it to me yet.
19. If I pay you, I can’t pay my other bills.
20. My sister’s husband beat her up so I had to give her the money.
21. I will catch up when I get my tax refund (big excuse November through April)
22. It was my (fill in the family member’s name) birthday and I gave them a party.
23. I don’t like to drive in the rain.
24. I didn’t know it was due again already.
25. How many more days ’til it’s really late?
26. I had to use that money for my medicines.
27. My kids just started back to school. (big in the fall)
28. I have to buy Christmas presents. (December)
29. I spent too much on Christmas. (January)
30. The 1st was on Sunday.
31. I can’t drive in the snow.
32. I don’t get off work in time.
33. I took my daughter to the mall.
34. My unemployment hasn’t started yet.
35. If I pay you, I won’t have anything left until payday.
36. I was sick.
37. You made us replace the window we broke so I don’t have any money left.
38. We took our kids to the beach for vacation.
39. My son lost his job so I had to pay his rent.
40. I was in a comma. (yes, someone actually said this to us)
41. My ex hasn’t sent my child support.
42. I don’t know when I’ll have time to bring it by.
43. This is all I have. I’ll bring more next week..
44. I gave the money order to my friend and they told me they brought it by.
45. I don’t have time to go by an ATM machine.
46. You can’t evict me for 30 days anyway.
47. The bank messed up my account and now I have to wait until they put the money back in.
48. I mailed your money but I must have mailed it to the wrong place.
49. We’ll be able to pay 2 month’s rent next month.
50. We’re going to move. Can we have until the 20th to get out?

What can you add to the list?

If you have had problems with a leaky water heater or frequently run short of hot water while showering, you may want to consider replacing your traditional tank model with a tankless one.
Tankless water heaters have been used for many years overseas, but are still relatively new to the North American market. Popularity in the U.S. has increased substantially over the past few years as both technology and availability have improved.

While there are many advantages to tankless systems, they may not be the best choice for everyone. If you are in the market for a new water heater, be sure to evaluate your options carefully.

What’s the Difference?

A traditional tank model will usually store between 40 and 60 gallons of hot water. The water in the tank is always maintained at a preset temperature. When you turn on the hot water at the tap, the hottest water is drawn from the top of the tank and replaced with new cold water at the bottom. When the temperature in the tank drops below the desired level, the heating element or burner will turn on.

A tankless water heater does not store water at all. When you turn on the hot water, cold water passes through a heat exchanger to immediately heat it to the desired temperature. Because the burner is only activated when the hot water is turned on, these systems are sometimes referred to as “on-demand” heaters. Small tankless heaters can be installed at the “point of use” or larger systems can be installed for the whole house.

Both types of water heaters are available for use with many energy sources such as electricity, gas or propane.

Advantages of Tankless Water Heaters

• The most enticing advantage of a tankless water heater is that you never run out of hot water. With a tank unit, you will eventually run out of hot water if it is left on.
• If your hot water usage does not change, it’s likely that the tankless model will consume less energy than a traditional model. This is because the system does not need to maintain the water in the tank at a preset temperature when not in use. This is referred to as standby heat loss. Energy savings will usually be much higher if your current tank heater is electric.
• Tank models can start leaking when they get old. In some cases, the tank can fail entirely and the resulting deluge can cause substantial damage. Because tankless models do not store large quantities of water, the risk of damage from leaks is much lower.
• Tankless models are usually much smaller than tank models and are normally mounted on a wall.
• With proper maintenance, tankless water heaters may last as long as 20 years, compared with about 12 years for a tank model.

Disadvantages of Tankless Water Heaters

• The biggest disadvantage to a tankless water heater is the limited flow rate of the hot water. While you may be able to take a long shower, the system may not be able to support multiple showers or other uses simultaneously. Because of this, it’s important to carefully review your usage requirements before evaluating these systems. For a price, some of these flow rate problems can be mitigated with larger units or several units installed in parallel.
• The upfront cost of a tankless water heater and installation will be much higher than for a tank model. Tankless systems have different plumbing and ventilation specifications than traditional systems and will usually require a licensed contractor to retrofit your home. Depending on your systems, there is a chance that the energy savings over the life of the heater may not totally offset the increased cost.
• Because the design of a tank heater is so much simpler, you may find that it is more reliable and cheaper to maintain than a sophisticated tankless system.

On the surface, a review of the pros and cons may overwhelmingly favor the tankless models. Energy efficient, unlimited hot water, compact design…what’s not to like? Unfortunately, in spite of the many benefits, the limited flow rates and high cost have historically been a deal-breaker for many homeowners.

Over time, it’s likely that the tankless systems will continue to improve and the costs will come down relative to traditional water heaters. So should you take the plunge now or wait? For most people, the decision will probably depend on their budget constraints. If you decide to go for it, just make sure that you can afford to install and maintain a system big enough to meet all of your needs.

One last word of caution: While you may purchase a tankless model to reduce your energy consumption, some of this savings may go straight down the drain if you succumb to the temptation to take longer showers or install that new soaking tub!

Thanks to Chris Long, a store associate at a Home Depot in the Chicago suburbs, for this article. Chris has been helping customers since 2000 and has interests in plumbing topics ranging from tankless water heaters to water pumps.

What can you do to easily support both your community and your health?

Shop local, eat local, support local. Buying local impacts your community. Download this free app to make all of that even easier.

Many of our students ask, “what should I do to this property to get the most return for my investment?”

Great question! And, before you begin any rehab on a property you plan to sell, investigate the return you can expect versus the amount you’ll spend to do the work.

For example, if you plan to spend $40,000 adding a sunroom, would you still do it if it would only raise your property value $15,000?

1. Upkeep. Probably the best advice for the least money is – keep up the property while you live in it. So many sellers go all out fixing broken cabinet doors, cracked windows, exterior paint, replacing blinds, etc. when they plan to move. Really? Why let your house deteriorate in the first place? Keeping your home in top condition allows you to love it while you’re there, keeps upkeep costs low and spread out and, when you decide to sell, it’s practically ready “as is.”

2. Landscaping. Big bang for your buck here. Clean up the yard and clear out anything dead or dying. Aerate the soil, spread grass seed and put mulch or straw around shrubs. If the season is right, buy some inexpensive plants for color.

3. Home office. There was a time when home office was a big selling point. Now, with laptops and iPads, the office can be anywhere there’s a comfortable place to sit. Homeowners prefer an extra bedroom to a room with built in bookcases and high-tech wiring that limits it’s uses. If your home has a home office space, do what you can to make that room more versatile for buyers.

4. Master Suites. Yes, buyers love them. Buyers, in fact, look for master bedrooms with attached master baths that include jetted tubs, tile floors, double vanities and enclosed showers. However, if your home doesn’t currently have one, you probably don’t have the space to add it. And, guess what? Companies that survey this type of thing tell you to expect only a 50% return on money you invest in a large master bath upgrade. Yes, buyers want them and will buy a newer home that has one, but they aren’t going to pay you back for your remodel.

5. Additional bathroom. Buyers want a minimum 2 full baths and prefer an additional 1/2 bath for guests. Don’t have one? By adding square footage for another bath, again expect only a 50 percent return on your investment. A better and less expensive option is if you have a closet or space that allows you to add one in your existing square footage. Bathrooms are very high on buyers’ lists of wants, but keep your costs down because they also want a deal of a purchase price.

6. Garage. Most people prefer a garage, especially in colder climates. But adding an attached, two car garage can cost $70,000 or more. Will that overprice your home for the neighborhood? Buyers want to know they got a bargain, so you can’t ask more than your neighborhood comparables allow. Expect about a 50 percent return on investment (see a return trend here?).

7. Already have a garage? A fabulous re-sell tip is to clean it out, totally, so buyers see all that additional storage space. When cleaned out, put up drywall if your garage has only studs, and paint the walls so it looks fresh and clean. For the total new garage renovation, go to your home improvement store and get what you need to clean the floor of all grease. Then paint the floor with a grey concrete paint and that like-new space will do wonders toward selling your home quickly.

8. Paint. Again, inexpensive for the results. Don’t forget the exterior.

What rehab choices have been your best and worst?

Moving is a big deal. It’s time consuming, costly, and physically and emotionally exhausting! To make your move as smooth and successful as possible, prepare ahead. You’ll want to do all you can to avoid running out of time, scrambling at the last minute, and moving into the only thing you find that’s available.

The first things to determine are: (1) when do you want to move and (2) where do you want to live. Before beginning your search, be sure you’re ready to move. A non-refundable deposit will be required to hold any empty space you may like if you want it held while you continue your search. These following items will help with making your final decision.

1. Find an area where you want to live.
Focus on your family’s specific needs such as:

• good schools
• distance to schools
• location to work
• convenient to shopping
• convenient to parks
• access to public transportation

Visit the neighborhood at different times during the day and at night to be aware of traffic and noises you may encounter while you live there.

2. Determine important items you need in your space:

• appliances
• washer dryer space
• lots of natural light
• garage
• fenced yard
• allow pets

3. Know where to search:

• ask everyone you know – friends, co-workers, relatives
• online sites like Craiglist and ForRent.com
• local property management companies like AllPropertySolutions.com

Once you find a space you like, you’ll need to have money for your application, a deposit, and at least the first month’s rent. So,

4. Have your paperwork in order. You’ll need:

• photo ID
• social security number
• employer info: name, address, phone number, email
• previous landlord(s) info: name(s), address(es), phone number(s), email(s)
• copies of pay stubs
• last year’s w-2
• pet information
• checks or money orders

5. Be sure to find out:

• are appliances included
• are any utilities included
• how much are pet fees
• is parking provided
• are window treatments included
• is cable hook-up provided
• how much move-out notice is required
• how are maintenance issues handled
• can you make the space “your own” – paint, hang pictures and mirrors, etc.

As a tenant, you shouldn’t expect the attention to detail that you will receive when you’re buying a home, but make sure that the property is in good condition and that everything in the property is in good working order. So be sure to:

6. View the inside of the property:

• or have someone you trust who lives local view it for you
• make sure all of your furniture will fit through the doors and into the rooms
• check for leaks under sinks, around toilets, in the ceiling
• look for any damage and water issues

7. Finally, NEVER GIVE ANYONE MONEY BEFORE YOU KNOW WHO THEY ARE AND HAVE SOMETHING IN WRITING. We lease out properties every month. Before you give us money, you will have seen the property. Then, you pay an application fee when you turn in your completed application. If you are approved for the property, you may then put down a deposit, in our office where you also receive a receipt, or you may simply come to the office with the deposit and first month’s rent, sign the contracts, get the keys and move in.

Never give money to a person you don’t know. SCAMMERS CANNOT SCAM UNLESS YOU COOPERATE WITH THEM. Unfortunately, this is happening more and more often, especially if you do everything through the internet.

Good luck with your real estate search and please let me know how it works out for you and any additional questions you may have as you go through the process!