WOW, THIS IS GOING TO BE GAMECHANGER!
As stated before on my 8/5 post, I use Kwikset SmartKey door locks on all my houses. While I love the ease of rekeying offered by SmartKey, I’ve always wished that one day a master key feature would be developed. That day is here!
While shopping for a SmartKey door lock at #homedepot, I came across a new product from Kwikset called Key Control. This product features TWO key slots, one for the tenant key and one for the master key. BOTH key cylinders are SmartKey cylinders.
This is a dream come true and I can’t wait to try it! If it works as advertised then I will install one at each of my houses and will then be able to enter all my houses with a single master key. SO EXCITED!
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The true litmus test for how successful a property turnover was is not what it looks like when you are finished but what it looks like once the tenants are moved in.
I am doing a house call at House 3 today, almost a month after move-in, and it is abundantly clear that the tenant selection for this most recent turnover was a tremendous success!
Different landlords have different strategies for their rentals. Mine has always been to target the upper end of the market by offering quality rental homes. I believe quality landlording attracts quality tenants which equates less wear and tear on the house and less headaches for me as a DIY landlord.
Clearly, House 3 is in good hands! 🙏 There is no better gift than this for this all the hard work that went into this turnover.
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@riles302 had questions regarding my post yesterday and wanted to know how it is possible that the Accubrush MX prevents paint from bleeding over to the protected surface and for the guard not to get paint all over it. I thought I would respond as a post in case others were wondering the same.
The question about bleeding is a valid one since I’ve experienced that exact issue with other edging products that use a guard. When the bottom edge of a guard is in contact with the paint, bleeding to the protected surface inevitably occurs. The key difference between Accubrush and other products that use a guard is that this guard is elevated off of the painting surface. Notice the gap under the guard in the pic.
In regards to the guard getting paint all over it, there will definitely be paint on the inside of the guard where it makes contact with the roller. The key is to ensure that this paint doesn’t get so accumulated that it starts to run down the inside of the guard and eventually reach and bleed over the bottom edge. This is why the video tutorials advise that you clean off this surface routinely. I usually do so after every couple of rooms so it’s definitely not a hassle.
The reason why the Accubrush MX can produce a clean edge is that you apply the paint via the roller by rolling forward. This applies a strip of paint whose edge is about a quarter inch away from the protected surface. The brush that trails the roller spreads the edge of the paint strip laid down by the roller so that the paint covers the remaining 1/4 inch gap. When it does this, you will see a distinct brush trail at the edge of the rolled paint. The magic happens when you roll back with the Accubrush. Now the roller trails the brush and in doing so removes the distinct brush stroke and what you end up with is what appears to be an edge perfectly cut in with a brush and then followed up closely with a roller which is exactly what the Accubrush does. Swipe to see what the edge looks like as captured from their instructional video.
I hope this explains how the Accubrush makes its clean edges.
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Both of the turnovers of House 3 and 7 last month required full repainting of the walls since the walls were just too dirty for touchups.
The first time I had the walls of House 3 repainted, I was introduced to the results of professional painting. I was not impressed by their “clean” edges done freehand with a brush. They were far inferior to paint jobs I had done where perfectly sharp, straight edges were accomplished with the use of tape. If the pros are honest, they would admit that they don’t tape because they can’t afford the extra time and effort it takes to do it right and not because they can achieve the same result. Needless to say, since then I only do DIY painting.
The drawback of using tape is it is time-consuming and tedious. Before you can start taping, all the trims, crown, and base mouldings need to be thoroughly cleaned since the tape will not adhere to dusty or oily surfaces. The tape then needs to be meticulously applied so that it lies exactly at the edge of the wall and the protected surface. If the tape is not firmly pressed down, the paint will bleed under rendering the extra work useless.
Years ago, I purchased several edging products to see if they could achieve the same results as taping but with less time. While there are plenty of these products, what I discovered was that the overwhelming majority of them sound good in concept but do not work. The only exception that I found was a product called Accubrush.
I’ve had the Accubrush MX for 10 years and it was finally due for a replacement so I ordered a new kit for $40 on Amazon for the turnovers. This ingenious product combines the quick coverage of a roller with the precise edge of a brush to produce a result that matches that of taping but without the excessive time and effort. There’s no need to clean the mouldings and it paints a clean edge in less time than it takes to apply tape or freehand edging with a brush. If you have not discovered this fantastic product, definitely give it a try. It will pay for itself after just the first use.
#diy #diylandlord #landlord #qualitylandlords #landlordlife #keepitsimple #worksmarternotharder #diypainting ... See MoreSee Less
5 months ago
Now that I’ve detoxed from the stressful week of two back-to-back property turnovers, I finally have some time to reflect on the things that helped me survive through the turnovers. This post is the first of a series where I will share what has worked well for me.
In 2004, I purchased a new construction home for my personal residence. The interior walls came in Sherman Williams’ Desert Fawn. This color belongs to the family that many refer to as “builder beige” as it appears often in new construction homes since it appeals to most people due to its timeless, neutral character.
In 2008, I acquired 5 rental properties while still holding a full-time job. With my plate full, I often defaulted to the simplest choice when decision making. So when it came down to deciding on the interior wall colors for these homes, I settled on painting them all with Home Depot’s Glidden paint color-matched to Desert Fawn.
Looking back, the decision was accidentally brilliant because my objective was exactly as the same as the builder: to get as many people as possible to fall in love with a home. Even more brilliant was standardizing on one paint color for all my properties. Had I tried to color match the existing wall color on each home or follow the lead of many who cut costs by buying discounted paint from the “oops” section, I would now be keeping track of and stocking over 20 different colors when since each home has minimum of three colors: ceiling, wall, and trim. By using the same interior paint on each house, I have just 3 interior paint colors to manage.
The time is approaching for the exterior of my properties to be repainted. When that time comes, you can bet I will be standardizing on the same exterior color for all the properties also. 😃
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