Confirmation Number: LZ06J-49484

PAYMENT MADE TO AIR RECOVERY HEATING AND AC LLC –

WITHIN 24 HOURS OF RECEIPT OF PHOTOS AND DOCUMENTS. FROM THEIR END

THANKS
MILA

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Daily News – Best practices for passwords updated after original author regrets his advice

From: CodeProject <mailout>
Date: Tue, Aug 8, 2017 at 6:33 PM
Subject: Daily News – Best practices for passwords updated after original author regrets his advice
To: John Donahue <ajayinsead03>

Your morning update: Daily News –

The Code Project Insider Insider Email me

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ALL U WANTED TO KNOW ABOUT THE HOUSE

Lets start from the OUTSIDE IN:

Outside :

[1] POOL, PUMP AND POLARIS –

Pool was replastered in 2014 June. Its under warranty. It last fro at least 5- 7 YEARS.

Pump motor was replaced – New – in april 2017 – it lasts for 10 -12 years and is under warranty for at least 1 year.

Polaris – is also NEW – it was bought and installed in April 2017 – STILL under wanrrty and will be under warranty – till the lease with the current tenant exists. The current lease ends in April of 2018 this was bought in April of 2017 – .. One year warranty holds..

[2] Deck – THE DECK WAS REMODELLED IN 2014 – USING PRESSURE TREATED WOOD – they last for 12-15 YEARS.

Only – staining – MAY be needed in 2018 or 2019. Tenants needs to periodically, clean it yes.

[3] OUTSIDE RETAINER WALL AND AC UNITS:

Retainer wall is new – it was done in 2014 Summer. These things last for 20 plus years.

There is a NEW outside AC unit – its called Condenser – it was installed – AUGUST 4, 2017 – ITS UNDER A 10 YEAR PARTS AND 1 YEAR LABOR WARRANTY

..
The AC condenser for First Floor – AC – was fixed – money spent = $750 – Too bad the tenant already paid -otherwise we would have replaced the unit – A NEW one – at AMAZON – costs $875 – just $125 more


Tenants should – per the lease – change the filters – at least every month and the outside units should be cleaned periodically as well.

 

[4] OAK anD OTHER TREES –

Tress were Trimmed last year – and once again, this year – also, Roof was cleaned for debris .

[5] THE ROOF – the roof is new. Its under a 25 YEAR warranty. There was a bad piece of wood, that was there – on top which was repaired successfully -by a local american contractor.

[6] THE SHED – the Shed door doesn’t open or close smoothly, but the house is rented AS IN. there is nothing we can do about it.

[7] The mail box is functional. Not very pretty. It was purchased and installed by David Soriano, THE -THEN – PM – in 2013 .

[8] THE DRIVE WAY IS MADE OF LIME STONE ROCKS – its not asphalt or concrete smooth. The house is rented as is – Landlord paid levellers to level it in 2013. Its the best we can do. We dont have the money to replace the driveway with asphalt and/or concrete.

THE INSIDE:


[a] THE FRONT AND BACKDOOR –

Back Door (entry via carport) is NEW . purchased in 2014 . the backdoor lights were purchased NEW and installed in 2014

2 NEW EXTERIOR FAUCETS – BRASS COLORED –

The FRONT DOOR – was repaired in 2016

[b] THE SLIDING GLASS DOORS:

ALL THE SLIDING DOORS – ARE WORKING SMOOTHLY – Landlord hired contractor to repair the malfunctioning ones – Money spent $750

[c] THE INTERIOR DOORS : means – ALL ENTRY AND CLOSET DOORS – IN ALL ROOMS – BEDROOMS, BATHROOMS, UTILITY ROOM – and the hardware

ALL interior doors are NEW – purchased and installed in 2016 DECEMBER ..all hardware is new.. They all have new paint as well , painted in December 2016

[d] THE UTILITY ROOM :

There is an AC AIR HANDLER in the Utility room. It was installed – purchased NEW in – the year 2010 I think.. These last for 15-20 YEARS. AS OF TODAY, ITS BEEN ONLY 6.5 YEARS.

The Light fixture in the Utility room is NEW . Purchased and installed new in 2014.

The WATER HEATER – the water heater was purchased NEW and Installed by Acredied A + BBB rating Austin Company on NOVEMBER 11, 2013 – BY RMS – COMPANY – here;s the link ->
https://cdn.slidesharecdn.com/ss_thumbnails/water-heater-208-westhaven-drive-austin-texas-78746-proof-invoice-from-russel-percy-august-10-2014-150815171116-lva1-app6891-thumbnail-4.jpg?cb=1439658695

it says in INVOICE – that there is 9 YEAR warranty on it. SO, its been juts 3 years – WE HAVE 6 YEARS OF MORE WARRANTY LEFT ON THIS WATER HEATER – pls see invoice with details and the required verbiage.

Note – the house does NOT come with washer and dryer.

[e] THE DOWNSTAIRS BEDROOMS:

[1] ALL LIGHT FIXTURES IN ALL BEDROOMS ON FIRST FLOOR ARE NEW AND INSTALLED IN 2014 .

[2] ALL INTERIOR DOORS AND HARDWARE IS ALSO NEW AND INSTALLED IN 2016

[3] ALL PAINTS AND BASEBOARDS – IN THE 2 BEDROOMS ON THE FIRST FLOOR HAVE NEW PAINT -FRESH PAINT WAS APPLIED IN OCTOBER 2016.

[4] ALL ELECTRICAL OUTLETS WERE CHANGED IN JULY 2016 IN ALL BEDROOMS.

[5] ALL CEILINGS FANS IN ALL BEDROOMS – WERE PURCHASED NEW AND INSTALLED IN JULY 2016

[6] ALL CLOSET DOORS IN ALL BEDROOMS WERE PURCHASED NEW – ALL NEW HARDWARE AND INSTALLED IN SUMMER OF 2016

[f] FIRST FLOOR BATHROOM :

[1] NEW DRAIN AND PLUMBING IN 2015 – REFERENCE – THE SHOWER AND BATH TUB

[2] NEW ALL WALNUT WOOD – FLOATING CABINET VANITY IN 2015

[3] NEW MARBLE TILES IN BATHROOM IN 2015

[4] NEW VESSEL SINKS – NEW PLUMBING FOR DOUBLE SINK VANITY – 2014 -2015

[5] NEW ELECTRICAL AND NEW LIGHT FIXTURES – PLUS NEW MIRROR IN BATHROOM

BASICALLY, THE WHOLE BATHROOM WAS COMPLETED REMODELLED.. THE ONLY THING ORIGINAL IS THE BATHTUB.ITSELF

[G] KITCHEN

[1] NEW KITCHEN FAUCET IN JULY 2016

[2] NEW FRIDGE IN KITCHEN IN SUMMER OF 2016

[3] NEW DISHWASHER IN SUMMER OF 2016 – { Note – the contractor who installed the dishwasher – somehow forgot a C clamp – anyway, this clamp was put, the DAY within HOURS of tenant’s move in – he told me that he was sorry, it just slipped his mind and somehow that piece didnt get done.. anyway, it was done within hours of the new tenant move in}

[4] ALL light face covers were replaced – in the Kitchen. All non working bulbs and tube lights that weren’t working were bought new and replaced and installed in summer 2016

[H] LIVING ROOM

[1] ALL SLIding glass doors, serviced checked and verified to be smoothly working –

[2] 3 Outlets for Lights were Fixed – June 2016

[3] One light fixture – on the ceiling was installed.

[4] ALL TRACK lights – were Checked – 2 of them had bulbs that were out, they were replaced.. and all the bulbs in all the places were replaced.

[5] All smoke detector were checked. New batteries were put in. Insurance inspection completed.

[I] MASTER BEDROOM

[1] NEW CEILING FAN – INSTALLED IN 2014

[2] NEW FRESH PAINT ON WALLS, AND BASEBOARDS – IN 2016

[3] ALL ELECTRICAL OUTLETS WORKING – FACE PLATE CHANGED IN 2016

[J] HALF BATH ROOM

NEW MIRROR IN 2015

NEW LIGHT FIXTURE – 2015

[K] MASTER BATHROOM

– SEPARATE SHOWER – NEW SHOWER HEAD – 2014

– CAULKING ALL OVER – AND NEW PAINT – 2015

– NEW TOILET – KOHLER – 2014

– NEW PLUMBING FOR DOUBLE SINK VANITY – MASTERBATHROOM WAS COMPLETELY GUTTED -2016 SUMMER

– NEW ALL WALNUT WOOD DOUBLE SINK VANITY – 2016 AUGUST

– NEW LIGHTS – 2017 – MARCH – APRIL 2017

– BATHROOM TREATED FOR CARPENTER ANTS – 2017 – JULY –

– SKYLIGHT – CAULKED AND REINSTALLED SUMMER OF 2017

COPY OF THE EMAIL SENT TO TENANT ON APRIL 5

SALIENT POINTS ABOUT MY EMAIL AND ASSESSMENT OF FUTURE – EXPECTED/PROBABILISTIC REPAIRS:

[1] I THINK IN THIS EMAIL – I MENTIONED THAT THE AC – MAY go bad – and well, IT DID go bad. ANYWAY, NOW – ITS NEW – AND IS UNDER 10 YEAR WARRANTY

[2] I MENTIONED BELOW – that – THE POLARIS -MAY GO BAD. WELL, NOW, ITS NEW – AND IS UNDER WARRANTY.

[3] I ALSO MENTIONED THAT THE POOL EQUIPMENT – READ MOTOR – MAY GO BAD – AND IT DID – AND NOW, ITS NEW – AND ITS ALSO UNDER WARRANTY

NOW, WE HAVE RUN OUT OF THINGS – THAT CAN GO BAD FROM HERE TILL AT LEAST A FEW YEARS – BECAUSE

[A] ALMOST EVERYTHING IS NEW – MINUS THE HALF BATHROOM – and that LASTS FOR 100 YEARS – its mostly a style – not a functionality issue – Yes.. the faucets on the pedesta sink are the same old, original – thats the ONLY faucet – or item – that can go bad – is OLD – but – the realtor – advised us to retain that charm – because realtor said – pedestal sink is – nostalgic – and the current faucet in there – goes with the patine.. –

[b] Be it the Pool or the Pump , Polaris or the Plumbing. Fridge or the Dishwasher. AC or the Ants – we have cured THEM ALL..

please see the email copy sent on APRIL 5, 2017

hi

the house is insured, { i sent u the proof of insurance) and also, the water heater is – still – under warranty.

pls see attached as proof of warranty and contact information in case you have any issue with the water heater.

Regarding other house appliances/items that – MAY – break down: I have the move in condition report attached, but below is the summary, in an easy to read format – for you:

[1] the house doesn’t come with washer and dryer, so, those are completely yours.

[2] the water heater is – relatively – new – it was purchased new -and installed , professionally, – on January 11, 2013 – it comes with a 9 year warranty, so, till the time u live here – it would be a covered item . If something goes bad with the water heater, Russel percy – of RMS heating and AC will fix it.

[3] the AC units themselves are old, but the parts inside are of circa 2013 – so, if u keep up with the filters, they wont go bad – Please ensure that you – regularly – change the AC filters and Hose down the 2 AC units.It would also help cool the house faster and keep the bills lower.

[4] The Fridge and the dishwasher both are new – and we just fixed the dishwahser leak – it was a loose washer that’s all.. so, i think, we have no worries there.

[5] The Stove and Oven: Although, they dont match with the fridge and the dishwasher, in that they arent stainless steel style – they are in great working condition. And usually, they last a life time…. the burners on the stove, can and do go bad, and they were replaced in summer of 2014.

[6] Plumbing : plumbing in both bathrooms is new. First Floor bathroom plumbing is all new – and the time frame for that is 2015. The plumbing for masterbathroom is also new – it was all done – new – in 2016

[7] Electrical : all electrical fixtures in the bathrooms are new.

[8] Doors and hardware: all interior doors are new – and the sliding doors, were serviced (they were hard to open and close) in 2016 summer.

[9] Roof –Roof, is 5 year old and is under a 25 year warranty. so, we are covered on that . Roof is usually the most expensive part, of any house repair and i think,the second most expensive item is the water heater -and after that, its the pool related items

[10] Pool : pool, was newly plastered in summer of 2013 – it lasts for a long time. and we just bought a new polaris, which usually has a few year warranty.

[11] Microwave: If the microwave goes bad, i would replace it with something thats stainless steel finish and that fits the space – the one we have is small..

[12] Kitchen: kitchen faucet is new ( bought new in 2016 December) and the sink will last, at least 10 more years.

[13] Lights and Fixtures around the house – interior and exterior: Carport light fixture is new (2015), bathroom fixtures are new (2016) , kitchen light fixtures are old – but they all work great. i got the whole house inspected and have a move in condition inventory report – pls see attached.

based on the above plus, the work done recently, since your move in: i postulate the following

[a] that, till the time of your lease, i don’t think, any more repairs, would be needed.

[b] if there is any repair that is needed, most likely, it would be covered, under warranty or it would be a minor issue that could be easily fixed by aurturo within a couple of hours. and the reason for this(assessment) is – based on – both

– (i) my prior experiences that stretch beyond a decade with this old house

and

(ii) based on other people’s house repairs. indeed, most of the times, a repair, is usually about either –

+ AC units

or

+ some plumbing or electrical

or

+ pool polaris or equipment – btw, the pool has a DE filter, its the best filter one can buy and all the filter cartridges are – relatively – new – from circa 2013 ..and u know the plaster is new as well..

++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

i wrote this – rather long – email, because my job at 208 westhaven drive, entails, two responsibilities, One is the repairs, and the second is the rent.

i have already completed and finished all the repair related responsibilities as it relates to a good, well functioning, nice house in a good satisfactory condition – based on the definitions of whats satisfactory as stipulated by your requests plus whats stipulated in the lease and in the law and based on what the landlord wanted as improvements to the house.

regarding the rent, i would be setting automatic, reminders to be sent to you, and if you can talkto your bank about increasing the limit for automatic and electronic deposits to landlord’s BOA account, it would make life easier for both of us

++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

Regarding any FUTURE repairs:

[1] any and all future repairs, if any – at all – from here in after, will fall under the category of – wear and tear – please refer to the signed lease – copy of which is attached herein

[2] per the signed lease – all repair requests must be in writing, and approved by me – the designated property manager for 208 wh dr

[3] any reimbursements for repairs/modifications or replacements – for – approved repairs will be made upon receipt of invoice and after work is completed by the designated contractor. the timing of the said reimbursement, will happen -on or before the 5th day of each month for the prior month’s accrued expenses – expenses incurred by the tenant on behalf of the landlord.

+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

sorry for the long email.. I just wanted to finish everything and provide you with all the information. I think, u wont get any more emails from me – for a long time, at least 5 to 6 months – save for the automated rent reminders or in case, someone tells me about the yard ( which btw, used to happen before, wherein the neighbours used to call the city of westlake hills, who used to threaten me with dire consequences if the yard isnt tamed)

+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

ps: attached is all i can think of, that you may need or expect to be told, apriori.

ps2: mots of the items in this email, be it it body of the email or attachment – arent action items, just are informational items ..plus, they arent any new items, they are things and excerpts from the lease you and the landlord signed.

PS: tenant doesnt want EMAIL REMINDERS FOR RENT – SO, DONT SEND ANY REMINDERS.

OK THIS IS ALL THE DETAIL I THINK, WE NEED IN HERE – ATTACHED ARE SOME VIDEOS FOR THE ABOVE

IF YOU NEED MORE INVOICES OR PROOF OR DOCUMENTS, PLEASE LET ME KNOW

THANKS

MILA AND JB