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The LPA Newsletter January 24, 2012
Dear Fellow Landlord,
In this newsletter:
- Free Account Status Notification Form
- Ask the Attorney, Real Estate Attorney, John Reno
- Winterization Tips Prevent Frozen and Thawing Pipes, Submitted by LPA Member, Jack Klein
- Wealth Secrets and Success Quotes
Please e-mail us if you have any questions or would like to add or share any material / information. Have a great month and an even more successful year ahead.
John Nuzzolese
John@theLPA.com
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Tired of trying to keep past due charges organized with perpetual late payers?
Account Status Notification
Are Your Tenants IN ARREARS?
The Account Status Notification helps keep your collection efforts organized while you try to bring your struggling tenant accounts back in good standing.  We should never let a tenant get behind in the rent or other charges, right? We are professional landlords and we know better than to let this happen, right? Why then does it still happen anyway?
Using the LPA Urgent Late Notice as a model, I was able to tailor this form to suit my purposes to achieve the results I wanted.
The Account Status Notification easily updates the tenant of their account status, reminds them of any past due balances such as unpaid late fees, attorney fees, etc. and alerts them if legal action is pending.
The form helps to avoid misunderstandings with tenants about what is owed and when it is due.
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Winterization Tips
Prevent Frozen and Thawing Pipes:
Submitted by LPA Member, Jack Klein
Each year we have to remember to takes steps to protect our rental properties from the forces of winter. Below are a few plumbing tips I got from The American Red Cross.
Why pipe freezing is a problem
Water has a unique property in that it expands as it freezes. This expansion puts tremendous pressure on whatever is containing it, including metal or plastic pipes. No matter the "strength" of a container, expanding water can cause pipes to break. Pipes that freeze most frequently are those that are exposed to severe cold, like outdoor hose bibs, swimming pool supply lines, water sprinkler lines, and water supply pipes in unheated interior areas like basements and crawl spaces, attics, garages, or kitchen cabinets. Also, pipes that run against exterior walls that have little or no insulation are also subject to freezing.
Pipe freezing is a particular problem in warmer climates where pipes often run through uninsulated or under insulated attics or crawl spaces.
Preventing Frozen Pipes
Before the onset of cold weather, prevent freezing of these water supply lines and pipes by following these recommendations:
Drain water from swimming pool and water sprinkler supply lines following manufacturer's or installer's directions. Do not put antifreeze in these lines unless directed. Antifreeze is environmentally harmful, and is dangerous to humans, pets, wildlife, and landscaping. Remove, drain, and store hoses used outdoors. Close inside valves supplying outdoor hose bibs. Open the outside hose bibs to allow water to drain. Keep the outside valve open so that any water remaining in the pipe can expand without causing the pipe to break. Check around the home for other areas where water supply lines are located and are in unheated areas.  Look in the basement, crawl space, attic, garage, and under kitchen and bathroom cabinets. Both hot and cold water pipes in these areas should be insulated. A hot water supply line can freeze just as a cold water supply
line can freeze if the water is not running through the pipe and the water temperature in the pipe is cold. Consider installing specific products made to insulate water pipes like a "pipe sleeve" or installing UL-listed "heat tape," "heat cable," or similar materials on exposed water pipes. Many products are available at your local building supplies retailer. Pipes should be carefully wrapped, with ends butted thightly and joints wrapped with tape. Follow manufacturer's recommendations for installing and using these products. Newspaper can provide some degree of insulation and protection to exposed pipes - even ¼" of newspaper can provide significant protection in areas that usually do not have frequent or prolonged temperatures below freezing.
During Cold Weather, Take Preventive Action
Keep garage doors closed if there are water supply lines in the garage. Open kitchen and bathroom cabinet doors to allow warmer air to circulate around the plumbing. Be sure to move any harmful cleaners and household chemicals up out of the reach of children. When the weather is very cold outside, let the cold water drip from the faucet served by exposed pipes. Running water through the pipe - even at a trickle - helps prevent pipes from freezing because the temperature of the water running through it is above freezing. Keep the thermostat set to the same temperature both during the day and at night. By temporarily suspending the use of lower nighttime temperatures, you may incur a higher heating bill, but you can prevent a much more costly repair job if pipes freeze and burst. If you will be going away during cold weather, leave the heat on in your home, set to a temperature no lower than 55ºF.
To Thaw Frozen Pipes
If you turn on a faucet and only a trickle comes out, suspect a frozen pipe. Locate the suspected frozen area of the water pipe. Likely places include pipes running against exterior walls or where your water service enters your home through the foundation. Keep the faucet open. As you treat the frozen pipe and the frozen area begins to melt, water will begin to flow through the frozen area. Running water through the pipe will help melt more ice in the pipe. Apply heat to the section of pipe using an electric heating pad wrapped around the pipe, and electric hair dryer, a portable space heater (kept away from flammable materials), or wrapping pipes with towels soaked in hot water. Do not use a blowtorch, kerosene or propane heater, charcoal stove, or other open flame device. A blowtorch can make water in a frozen pipe boil and cause the pipe to explode. All open flames in homes present a serious fire danger, as well as a severe risk of exposure to lethal carbon monoxide. Apply heat until full water pressure is restored. If you are unable to locate the frozen area, if the frozen area is not accessible, or if you can not thaw the pipe, call a licensed plumber. Check all other faucets in your home to find out if you have additional frozen pipes. If one pipe freezes, others may freeze, too.
Future Protection
Consider relocating exposed pipes to provide increased protection from freezing. Pipes can be relocated by a professional if the home is remodeled.
Add insulation added to attics, basements, and crawl spaces. Insulation will maintain higher temperatures in these areas.
For more information, please contact a licensed plumber or building professional.
For more information on disaster safety, check out: www.redcross.org/disaster/safety
or contact your local American Red Cross Chapter.
Heating frozen pipes with a torch is very dangerous, especially if both ends of the pipe are frozen and the pipe is heated from the center. Direct intense heat applied to the center of frozen pipes is likely to cause the water to flash into steam. This steam can cause an extreme build up of pressure that can result in an explosion. Thus it us much better to apply slow gradual heat when thawing frozen pipes.
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Ask the Attorney
 The Landlord Protection Agency® presents John Reno, Esq., a highly experienced Landlord - Tenant attorney based on Long Island, NY.
John Reno also does Mortgage Loan Modifications (Nationwide).
(Mention The LPA for a 10% discount!)
Dear Mr. Reno:
I have a tenant that did not tell me she was moving out until 4 days after the rent is due, and she still has not paid me rent for the month of January and is still moving her stuff out, what are my rights?
Nancy B., Westchester, NY
A: You can start a non-payment, but probably don't need to. What's left? Sue in small claims for rent?
Dear Mr. Reno:
I am the homeowner, and I have roomates, that were paying me on a weekly basis. They have the cable in their name. Even though they were getting a discount on the rent to pay for the service, they have cut my internet access, by changing the password. Can I have that cable turned off, and switched to my name, without legal issues, while i have them evicted? I am having them evicted on holdover, after giving them a months notice without them leaving, and if so, can I deny them service without legal issues??
Arturo
A: So far, cable has not been ruled an "essential" service, as far as I know, so you can do what you want, but this is gonna change any day now.
If you have a landlord tenant problem you'd like to ask a question about, please feel free to e-mail me your question.
Submit a landlord / tenant question for Mr. Reno
Please try to keep your questions as short and to the point as possible.
Read more from John Reno, Eviction Attorney
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Wealth Secrets and Success Quotes
"Tenants show their true colors in pressure situations." - John Nuzzolese
"Poverty is when large efforts produce small results. Wealth is when small efforts produce large results." - David George
"Our greatest glory consists not in never falling, but in rising every time we fall." - Confucius
"Failure is simply the opportunity to begin again, this time more intelligently." - Henry Ford
"PLEASE don't ever think that you can't get out of the rut you may be in or think you can't take your life to a whole new level.. Anything is possible when you have a path, a plan and a desire to take action.." - Dean Graziosi
"How much did your last tenant problem cost you? Your LPA membership will pay for itself by helping you avoid the smallest tenant problem." - John Nuzzolese
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FREE LPA Gift with Book Purchase! 
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Did You Know...?
If you ordered any LPA forms in the past 60 days, the LPA will credit back to you the cost of those orders when you email us your new LPA Membership order #.
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LPA Membership Expiring?
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- The beginning date of your membership will be listed to the left of your membership order # in this format: YYYYMMDD
*Your Membership Expired? No Problem!
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If you haven't already, please take the opportunity to sign up for The LPA's Quick Check Credit Reports! Quick Check is a simple, fast way to access online credit reports while saving you money!
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Special Tenant Screening Discounts for LPA members.
See our price list!
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