11573 Jollyville Rd.
Austin, TX 78759
PO Box 202344
Austin, TX 78720
- Real Estate Services to Buyers and Sellers
- Out of State Property Management Company Referrals
- Maintenance and Make Ready Services for our Owners and Referring Agents
Mike Ebert, REALTOR®, RMP®
Director of Property Management
512.794.8171 X 211
Yvonne Dougherty, CTA
Leasing and Management Coordinator
512.794.8171 X 220
Check Your Insurance: Events can happen - flood, extreme heat, earthquakes, fire, and more! It is important to check your insurance to obtain the best coverage possible and ensure that it is current.Review now with your insurance agent before a disaster/emergency occurs.
If an Emergency Occurs: Please be patient and avoid tying up critical phone lines and our time. Our first priority during any emergency is to handle the situation, taking any necessary measures for the safety of your property and your tenants. Then, we will contact you as soon as we are able.
- Austin has been deemed once again as the best place to live in the U.S.
- The Texas unemployment rate slipped to 4.1 percent in August, the lowest point in 14 years.
- Kudos to three of our staff. Next year, Mike Ebert, Director of Property Management, will be the President of the local chapter of NARPM, our trade association. Mike Gonzales, Property Manager, was installed as President Elect and Shelly Longoria, Property Manager, was installed as Communications Chair. Mike Gonzales has also taken over the production of the chapter newsletter.
- Mike Ebert attended the annual convention in Atlanta, Georgia in October where he took his last class working towards his Master Property Manager designation and brought back many ideas for fine tuning our systems so that we can continue to Manage For Your Success!
Find more news & updates on the ALPS blog >>
Water is a necessary element to support life and when it concerns rental property, water usage must be available to tenants. Water can be a force in itself, such as a serious flood or hurricane. Left unchecked in a rental property, water can cause anything from minimal to major havoc and damage.
Water problems can affect just about every area of the property, inside and out.
- Kitchens have many potential areas for water problems. Dishwashers, refrigerators, and icemakers can have poor hose hook ups or develop a leak. Sinks and garbage disposals can back up or overflow due to poor condition of the plumbing. Even a slow drip over time can cause a lot of damage to cabinets and flooring.
- There are utility rooms, laundry areas, garages, and basements with water connections. Washing machines can overflow or have problems with hoses or improper hook ups. Water heaters can start leaking. Basements can develop cracks in the foundations.
- Many problems can happen in a bathroom. Most new homes today have two, three, or more bathrooms. Therefore, a property can have a variety of toilets, sinks, showers, and bathtubs. Even if there is only one bathroom, it is critical that plumbing leaks be fixed quickly to avoid more damage. Moisture can accrue quickly in these areas, causing mold.
- Water can affect the exterior of a residence. You can have faulty drains that can back up and leak into the residence. Irrigation systems can cause standing water, which can lead to pest problems.
- Roofs and gutters can leak. Periodic checks are necessary for roofs to prolong life. Backed up gutters occur when leaves or debris fall and should be cleaned out as soon as possible.
- It is possible to have structural plumbing problems. Plumbing in the ceiling or under the floor can become faulty or pipes can burst during certain weather conditions, such as freezing.
Water can cause dangerous liability issues. If a tenant is without water for an unreasonable time, you are dealing with a habitability issue, unless it caused by an act of nature, such as a hurricane or flood.
- The law considers it a retaliatory act to contact the water company to turn off service because you want the tenant to vacate.
- Shutting off the water to prevent flooding and to facilitate a repair is fine as long as you complete the work in a reasonable time.
- Water can lead to toxic mold, one of the most serious issues in rental property today - the settlements for mold have been in the millions.
Do not despair; there are preventative measures to avoid most problems.As your property management company, we know there are many steps we take to avoid serious issues caused by water, such as the following.
- Educate tenants about reporting maintenance as soon as possible - this can help keep down costs by taking preventative action.
- Keep up with maintenance - fixing a small leak or clogged gutter can reduce costly repairs and help keep tenants happy.
- Immediately address any mold issue. Use qualified contractors to determine if it is toxic mold and what steps to take to correct the problem.
- Use qualified vendors for any repair, large or small.
- Contact owners as soon as possible with the facts so they can make informed decisions on major repairs concerning water.
It is necessary to take a proactive approach toward problems caused by water. In addition, it is equally important that property owners keep up with their insurance coverage and ask their agents about coverage for water issues. The main key is, do not ignore water problems if they occur.