A ruptured disk has rendered me bored and stupid and housebound

So, I thought I’d clean out my office. It will be great when it’s finished, but my shredder may blow smoke and die before I finish shredding all the nonsense that arrives each  day in the mail. My new contract with self: OHIO = Only Handle It Once. Open it, read it, pay it/file it, shred it. Although I still pay some bills by check, I’ve been paying most on-line and loving it. It’s quick, saves postage, provides an excellent tracking tool, and then I can toss/file the bill immediately. If you’re not using the on-line bill pay offered by your bank, try it. It’s amazing how convenient and easy it is.

Quake-Readiness for Renters – Not only homeowners need to be prepared for the Big One

The following article, written by Julie Look, appeared in SFgate.com on October 13, 1999 – and although not a recent article, it brings up important issues to be considered by renters and landlords alike.

Quake-Readiness for Renters – Not only homeowners need to be prepared for the Big One
by Julie Look

I recently took an informal poll of friends who rent — and guess what? No one has planned for an earthquake, let alone The Earthquake. Tall shelves teeter against the wall, escape paths are uncharted, and vital supplies are still at the store.

That includes me. I’ll be sharing my dogs’ blanket if an 8.0 hits tomorrow. This despite the fact that I huddled under a display table at Nordstrom during the Loma Prieta quake 10 years ago and shook in a doorway during the 1994 Northridge temblor.

This is a classic “do as I say, not as I do” situation, but if you’re ready to plan for the Big One, here are a few renter-specific tips.

– Check your hardware store for brackets and straps to attach tall, heavy furniture, like bookshelves, to the wall. Find the studs in the wall; plaster and Sheetrock aren’t nearly as secure for holding the bracket screws.

Legally, landlords own anything you attach to their walls, but it’s a rare one that would try to confiscate your furniture for this reason. Get written permission beforehand if you’re not sure, and be prepared to fix the holes when you move.

Also check that the water heater in your unit (or in your building) is strapped upright and fitted with a flexible gas supply line, a state requirement noted in “Tenants’ Rights”` by Nolo Press. The book’s 14th California edition came out last month.

– Find out where the gas main is and learn how to turn it off.

– Consider getting earthquake insurance. Renters insurance doesn’t cover damage from earthquakes, including quake-related fires. Your landlord’s homeowners insurance doesn’t cover you or your belongings either unless damage is proved to be caused by his or her negligence.

By law, insurance companies that offer homeowners insurance in California have to offer homeowners earthquake insurance, too, but that requirement doesn’t extend to renters.

Most of the household-name carriers, like Allstate, State Farm and AAA, offer very limited coverage to renters in the Bay Area, according to the California Department of Insurance.

The coverage, through the California Earthquake Authority, protects only the contents of a home, not the structure itself, but there’s a 15 percent deductible and the premium is high. The CEA was chartered by the state as a response to the dearth of available insurance after the Northridge quake; insurers backed away after they had to pay out billions in claims.

But two dozen companies offer their own earthquake policies. Annual premiums for a rental in the Glen Park area of San Francisco range from less than $50 to several hundred dollars a year for a $50,000 policy. These insurers include Chubb National Insurance Co. ($1.45 premium per $1,000 of coverage), Fireman’s Fund Insurance Co. ($2.50 per $1,000) and Travelers Property Casualty Insurance Co. ($2.90 per $1,000).

Premiums vary greatly, be sure to check with several agencies. Also, inquire about coverage limits and payoff rates.

– Rent safely. Before you sign the lease, ask: How safe is the building, and how safe is the land under it?

Subsections under these two questions are laid out clearly in “Tenants’ Rights.” Wood- or steel- frame buildings are more flexible, so they are safer during a quake. Brick can shake apart. In any case, the building should be bolted to the foundation. If it isn’t, don’t rent it. A strong quake could shake the building off the base.

Be cautious about buildings with ground-floor garages. Some of them have had load-bearing walls removed to make more room for cars.

Avoid landfill, which can liquefy in a powerful quake. Parts of the Financial and Marina districts in San Francisco are built on landfill. In an earthquake bigger than Loma Prieta, some of the original bay coastline may suddenly reappear.

For similar reasons, avoid renting on an unstable hillside, which can slide. Bedrock is far safer.

– Plan ahead. Ask managers of multi-unit buildings how well they’re prepared for an earthquake.

One way is through city certification. San Francisco, for example, pre-evaluates buildings for their safety and immediate occupancy after a big temblor. Occupants of a certified building will be able to avoid evacuation and waiting days for an inspection. Ask your landlord if he has gotten, or will consider getting, this evaluation from the city’s Building Occupancy Resumption Emergency Inspection Program.

At a minimum, there should be some plan for the first few days after a quake. Is there a cache of supplies for the building? Does the manager help tenants plan their own? What do you do if you’re injured or your neighbor is? Who takes care of pets if their owners aren’t home?

If there is no such plan, see if your landlord is interested in setting one up or go ahead and do it yourself.

The worst that can happen is you’ll meet your neighbors.

Poor California

They’ve been dealing with Mother Nature (who is apparently most displeased with the West Coasters) who is doling out punishment as only she knows how – wildfires, Santa Ana winds, and earthquakes – with the rains and mudslides to follow. All of this brings up the “what to do” list…you know the one…”what to do in case of” earthquake, fire, flood, etc… I thought this might be a good time to post a list or two for tenants and landlords alike. Landlords can  include the list as a reminder in your next tenant letter/bill and take a moment to review it with your family.

Here are some items you may want to collect to make evacuating easier:

A fireproof safe. Well worth the money to keep your documents and even negatives of your favorite photos. I remember Matt Lauer interviewing a couple in Rancho Bernardo and the only thing that remained of their house was the chimney and the fireproof safe they had purchased the week before!

Ziplock bags. If you don’t want to buy a fireproof safe, at least, store your important papers in a plastic bag that will be safe from water damage. Another alternative is put your items in a safe deposit box at the bank.

Emergency Kit. You should include a battery-operated radio, a flashlight, bottled water, a first-aid kit and a blanket. It’s important to pack these now. You won’t be able to do this as you run out of your house to evacuate. In CA, the kids are drilled in earthquake preparedness and they are often the ones that make sure their parents are prepared! CA encourages carrying a quake kit in the car as well as keeping an expanded version in the house.

Medicine & Pets & Cash. Pack at least a week’s supply of your medication, food for your pet(s), and some cash (often ATMs are not working after a catastrophic event.

Write up a family plan. Make sure everyone knows where to meet in case of an emergency. Have a local destination and even one in a different state. Make sure  everyone has the necessary phone numbers and addresses. Bottom line, think ahead now so you don’t have to panic in an emerge

Print out a copy of the Family Preparedness Plan  http://www.disastercenter.com/guide/family.pdf) located under FORMS, or check out the following websites for more information:

http://lafd.org/eqindex.htm – The LA Fire Department provides this information on their website – and we KNOW they’re experienced! Definitely worth a look.

http://earthquake.usgs.gov/learning/preparedness.php – This site is hosted by the US Geological Survey group – a group of scientists and researchers who focus on quake activity.

http://www.fema.gov/areyouready/ – FEMA provides information for all manner of emergencies as well as emergency agency information.

http://www.gulf-coast.com/Weather/hurricanepreparation.html – Hurricane preparation and family planning information is provided on this site.

http://www.redcross.org/services/prepare/0,1082,0_248_,00.html – The American Red Cross has a great page addressing tornado preparedness and planning.

Your PHA and You

Greetings! It has been an extremely busy summer for me. “The Move” finally happened, and I am now blogging to you from my HCV unit in Houston. The one thing I learned this summer is that communicating with any government agency can feel somewhat scary and intimidating. I would like to share some ideas that will assist you in having effective communications with your PHA worker and other staff. These ideas are also great for those who are applying for the HCV Program. Feel free to copy/paste these into your own word processing program.
Trust me—these really do make things a whole lot easier!

1. At the very beginning, create a file for yourself. Label it any way you want—the PHA’s name, or “Housing”, or whatever—to identify what the file is related to.

2. In this folder, you will want to keep a copy of the following:

1. Copy of your Social Security Award Letter if you are disabled or on SSI (Social Security Income). Please note—you will want to keep this file in a secure, safe location as it will contain sensitive documents that protect your idenity.

2. Copy of your SS card and Drivers’ License or state photo ID card if you do not or cannot drive. If you have children, copy(ies) of each child’s birth certificate and social security cards if they have one.

3. Copies of your current pay—if you are employed. Be sure contact information to your employer is up to date.

4. Copy of most current bank statements. If you utilize E-statements, print them out.

5. There is more, but these are the “basics” you will always need to have on hand for applying to the HCV program and annual reviews.

3. Always keep a copy of every document you submit to your PHA in this folder. In addition, you will want to put correspondence your PHA sends to you in this folder as well. This will help you be able to quickly and efficiently communicate with your PHA.

4. When your PHA asks for specific information, it is very important to submit it all as quick as you can.

5. Most important of all, keep every PHA appointment. Most PHA’s today have very stringent rules regarding late arrivals, cancellations and no-shows. So it is imperative that you are at least 15 minutes early, if at all possible to every appointment.

For my next entry, I will talk about the one thing so many of us hate—annual inspections. As always, please feel free to contact me if you have any questions you would like to see answered here.

Annual Inspections & Recertifications

Being in the HCV program has its plusses and it’s minuses. The one thing that is a necessity yet a “pain in the neck” requirement of the program is HUD’s requirement of an annual inspection and recertification process. This is similar
to a standard lease renewal, yet involves a lot more. To attempt to make things easier for everyone, I would like to provide some tips to assist you in having a hassle-free inspection/recertification process. Again, feel free to copy-paste or print these ideas.

1. Go over everything in your unit—place requests for repairs, if needed, to your landlord, as soon as you receive your annual inspection/recertification notice. Even those minor non-fixed maintenance issues will most likely fail an
inspection—it happened to me.

2. Gather all necessary documents—such as award letter from SSA if you are on SSI or disability, SS if retired and so on. It is not always necessary to have a current, up-to-date one, because your PHA is usually required to obtain it from
SSA themselves. Make sure all bank statements are current and up to date. Be sure to have birth certificates and SS cards for all members of the household—including school aged  children. Most importantly, driver’s licenses or ID cards for each adult in your household.

3. Tip: You can get a reduction on your rent if you spend more than $250 a year on prescription medications and medical needs.

4. Tip: A clean and reasonably neat home always, I repeat, always, is a plus.

5. Keep your inspection appointment. Contact your PHA if the scheduled appointment does not work for you. Missed appointments result in losing your HCV assistance.

6. When your inspector arrives, or better yet, even before, arrange to have your pets—dogs, cats, any four –legged creatures—to be in a safe environment. Most inspectors are NOT comfortable entering a  home with pets—due to the risk of getting bitten. Cats, dogs, can be placed in a crate for a brief time. Your back yard will work also—providing it is fenced, gated, has shaded areas for them, along with fresh water. Service animal? Sadly, same thing. These inspectors enter thousands of homes a year. Tip: might be a good idea to inform your PHA in advance that you have a service animal and need them to remain with you, providing they are  leashed or harnessed, and remain at your side during the inspector’s visit. This way the inspector is forewarned of
the situation, and most likely will be more accepting.

That’s it. Good luck with your annual inspections and re-certifications. As always—feel free to contact me if you have any questions or suggestions. Questions will be answered individually as soon as possible – one question per blog entry please.

Renter’s Insurance

Jeeze, I feel like I’m in rerun mode…but, with the tropical storms and hurricanes swirling about, it’s probably time to re-emphasize the importance of renter’s insurance to your tenants. This may be a good time to include a note with their bill, receipt, or whatever method you use to discriminate info to your tenants. It’s cheap and covers loss from fire, theft, etc. And they can probably bundle their car insurance with their renter’s insurance for a discount.

Receipts

Whether you pay by check, money order, or cash – you can request a receipt. Typically when rent is paid by check, the cancelled check can serve as a receipt for payment. Most states require that a landlord offer a rent receipt. If you pay your rent in cash, ask for a receipt…it’s in everyone’s best interest. A receipt proves that the tenant paid the rent and that the landlord received the check.

Where can I apply for Section 8 and how long will it take to get a voucher?

 http://www.hud.gov/offices/pih/pha/contacts/index.cfm will take you to the HUD site that can provide you with Public Housing Authority contact information. If you need public assistance or want to apply for the Section 8 voucher program, this is the place to start.
 
 Once you’ve applied, the wait time will vary. The wait time can be up to three years long, and many PHAs stop taking applications for housing vouchers until the list opens up. You can check with your PHA about the wait time in your area. Don’t be discouraged – get your application in the queue.

Screening

It’s not about luck – it is about what you can do with what you have.  If you can’t find housing because of rock-bottom credit scores, a criminal record, or evictions read on…  Here are a couple of tips that could improve your chances for a positive outcome.

·         Get copies of your credit report from the three credit-reporting agencies, review them and respond to any negative or inaccurate information that appears. 

·         Call for an appointment to see the property.  Be polite.  Don’t talk about bad luck or past landlords or how you can’t get a break.  Be polite and positive.  Have someone watch your children while you make this call – this will allow you to focus on what you need to do to get an appointment and make a positive impression.  Be polite and articulate.

·         Prepare for your appointment.  Come prepared with the information you need to complete the rental application.   Write a list of questions you might have for the landlord and think about what you want to say.  You want to show the landlord that you can be a responsible, long-term tenant.

·         Arrive early for the appointment – at least 15 minutes.  Act like you’re going to a job interview – you want to be clean, well-groomed and appropriately dressed.  If your children are accompanying you to the appointment, coach them on their manners.

·         Ask to see the property (and common areas if this is a multi-family unit); ask about parking restrictions, storage areas, and laundry facilities.  Do not make any negative comments about the property.  If the property is well-maintained, compliment the landlord.

·         If you are interested in renting the property, share your history with the landlord.  Take responsibility for whatever mistakes you might have made and be honest.  Landlords don’t like surprises.  Ask what the landlord’s screening criteria is and what the odds are of you meeting their criteria.   If the landlord is receptive, submit your application.   However, if the landlord isn’t encouraging or willing to negotiate with you, it’s a good indication that your application will probably not be accepted.

If you’re not interested in the property, feel that the landlord was rude, or don’t feel that environment is right for your family, look elsewhere.  Don’t be discouraged.  There are people available to help you with your housing needs.

Security Deposit

Remember what your mother told you?  The same goes for rental property.  Leave it in the same condition that you found it.  Typically the cost for cleaning an apartment is between $120 – $150, which is a good investment if it will get your security deposit back at the end of a lease.  “Normal wear and tear” is a vague term for ‘reasonable’ wear that can be claimed through the course of tenancy.

Normal wear and tear would be: faded window treatments and peeling paint, worn carpeting, worn hinges and locks, toilet seats, linoleum, door jams or screen doors.

 Damages would be: holes in walls, broken windows, broken drawers, missing components from refrigerator or cabinets, excessive mildew or mold, torn or stained or burned flooring or counter, filthy appliances, broken doors, or windowsills, urine odor, or insect infestations.