Best Bathroom Cabinets

Archive for May, 2009

Here is my situation- I would really appreciate some advice. I am a first time landlord on a 2 story, 3 bedroom/2.5 bathroom condo, approximately 1400 square feet. Our tenants just finished their 1 year lease this week and I have 21 days under CA law to return the deposit. There are some issues however and I am wondering what I am entitled to deduct from her $1000 security deposit and for how much for each issue?

1) Downstairs wood laminate flooring – not cleaned

2) Missing mailbox key (spoke to post office and they said it would be $50 to redo the locks)

3) Inside of oven did not seem to be cleaned

4) Sub par paint work – paint on door frames, baseboards, etc… (her family owns a handyman business and we allowed her to repaint all our walls & ceiling with materials we provided for $1000 deduction from her initial rent payment- but we never saw the finished work til now after they have moved out. They did a pretty poor job. Doors & baseboards were not included but it looks like they did not tape up upstairs so there is peach paint around the door frames & baseboards and uneven paint coverage on the walls)

5) Missing patio furniture (1 round glass table + 4 plastic chairs – I probably paid about $50 for the set when I bought it new)

6) Missing storage cabinets (Probably paid $50 for them new)

7) Missing floor lamp (Probably paid $15 for it new)

I informed her of the missing items and she said her family may have just taken everything while moving unknowingly and if she locates them, she will return them by placing them on our back patio (open side gate). How long should I give her to return these items?

The last issue is that in the last 6 months, her rent has been late 5 of those months. I have never collected the late fees from her although in the lease agreement it states that every day it is late is $10. For November, she moved out on the 10th. Rent is due on the 1st, late fees are supposed to commence on the 6th. It is now the 14th and still no rent check has been received. I asked her again about this last payment and she states her father definitely sent the check on the 5th (which would still mean her payment would have arrived late). If I didn’t receive the check in the mail by today, they would have to put a stop payment on the check and send me a new one. She seems to think she is not responsible if her check is lost in the mail. What am I entitled to collect on late fees? Can they be deducted from the security deposit?

For future reference, once we get new tenants in the condo, how should I deal with late fees? How should I keep proof of late arrival dates?

Being a landlord can be such a pain in the butt. I would hire a property management company if I had more than one rental but after this first year’s experience, I’m not sure I want to deal with the headache of additional tenants. Thanks in advance!
*EDIT* Unfortunately, I was unaware that CA law required that I send written notification prior to her moving out for the option to do an intial walk-through. Although I did come a week prior to move-out to try and show the unit to a prospective tenant and the place was in complete disarray due to her being in the middle of packing. She refused me entry during the month of October which certainly hindered my ability to try and find new tenants in a timely manner as well.

In hindsight, I was too nice and accommodating during the lease period. I should have insisted on inspecting the paint job. We came a month later for a work receipt for tax reasons and it still was not finished and I gave them the benefit of the doubt that it would be fine.They promised an awesome job since they wanted to make sure the placed looked nice since they were living in it. Apparently, she was unhappy with the color I chose which she brought up today during our phone conversation and then hung up on me. Rude

www.dca.ca.gov has info that might be useful.

If she was there for only a year you can charge her 1/2 of what it is going to cost to repaint the place.

As for the missing key as long as you have a receipt from the post office showing it cost $50 to re-key the lock you can charge her the $50.

As for the missing stuff you would have to charge her a depreciated value unless the item was brand new when she moved in.

You can always hire someone to come in and clean the floor and oven make sure you get a receipt from them.

Now as for late fee’s and unpaid rent you can also deduct this from her security deposit. when you sit down to write out her itemized list just put the date and amount.

As for the next tenants just keep track of when they paid even though my tenant writes her check with the 1st on it I put it in my system as received on the 2nd or 3rd whenever it’s in my box is the day I put. Since she lives next door she just puts it in my mail box.

Hello,
My family owns a company where we construct custom cabinets. Lately the customers have been complaining that the lacquer paint that we've been using has been coming off too easily. We've always used the same paint but now the complaints are beginning to affect us. They're indoor kitchen or bathroom cabinets usually, sometimes livingroom but rarely. So they get wet often either by water or steam. Is there a better way to paint the cabinets? Or do you have a suggestion of what is the best primer/lacquer to use?

Hi is it paint, or is it lacquer? They're quite different. What products and finishing schedule, exactly, are you using? Regular nitro-cellulose lacquer does not stand up too well to heavy moisture environments like kitchens and baths.I believe we're using lacqure currently. I don't know exactly which kind we're using but I do know we sand and then put on the lacquer after the sanding process has been finished. Is there a kind of paint of lacquer or process you recommend so that the paint can stand up to the such environments as the kitchen and the bathrooms?
typically you'd sand, and then apply a sanding sealer, or primer of some kind, and then the topcoats. For durability, you'll need to be looking at a catalyzed finish. These are a crosslinking, two part lacquers, urethanes, or varnishes that can stand up to 10 times the abuse of conventional lacquer alone….all the kitchen cabinet manufacturers use this type of finish. Typically you can buy it "precat"alyzed or you can mix it yourself before applying it. Many companies have these type of finishes in solvent based and waterborne, it will depend on your equipment and the desired finish requirements. You'll need to talk with your supplier, or seek out a new one, but they are all familiar with these finishes.

Maybe if you want more information,You can refer to this website which show you an article and videos abaout Kitchen cabinets and Kitchen Backspalsh Ideas

How to Paint Kitchen Cabinets
http://home-cabinetsideas.blogspot.com/2009/05/kitchen-cabiners-ideashow-to-paint.html

Kitchen cabinets refacing VIDEOS
http://home-cabinetsideas.blogspot.com/2009/05/try.html

How to Replace Kitchen Cabinets
http://home-cabinetsideas.blogspot.com/2009/05/my-kitchen-cabinets-ideashow-to-replace.html

How to Select and Install Kitchen Cabinets
http://home-cabinetsideas.blogspot.com/2009/05/installing-kitchen-cabinets.html

Kitchen Cabinets BLOG:
http://kitchen-cabinets-ideas.blogspot.com

How to get Kitchen Backsplash Ideas for your Kitchen Article:
http://kitchen-backsplash-ideas2.blogspot.com/

Great Kitchen Question and Answer Blog:
http://kitchen-question-answer.blogspot.com

Source(S)
Painting Kitchen Cabinets BLOG
http://home-cabinetsideas.blogspot.com/2009/05/kitchen-cabiners-ideashow-to-paint.html

Hope that helps, post back if need be- regards- Richard Man U

My husband took out our old lighted medicine cabinet in our bathroom. But when he tried to install the new one it doesn't work. He said when he tested it, the wires are not hot. Why would it do this?
All circuit breakers are turned on

First step would be to "Carefully" check the breakers.
1- Most breakers do not have indicators (red flag), so you to need to go to each one and try to switch it on. If it moves even a little, then you need to switch it all the way off (to reset it) then switch it on.
2- Not the breaker? Check the wall switch – remember the way the old one was turned on.
3- Still not working? You'll have to remove the cabinet again and check the junction box with the wiring.
4- If there is more than 3 wires – one white – (neutral)
– one black – (hot)
– one bare (or green) ground
then you need to find the hot wire with a tester, tape or cap it.
Turn off the circuit breaker so that wire has not got power.
Connect the white wire to the white wire on the cabinet, and the green (or bare wires together). If the cabinet has a switch, then it will have two black (or other color) wires. One should already be connected to the light and the remaining wire gets connected to the hot wire you previously capped or taped.
Turn on the breaker and it should work.
If you have more than 3 wires in the box or have a wall switch involved then it gets complicated.
Basically you connect the neutral wires togeather and the ground wires together.
Power must then get to the light – straight connect or through a switch.
Last if the old light was connected through a ground fault receptacle press the reset buttom and see if that solves your problem before you take the cabinet out again.
Good Luck ! ! !