User Manual for 2605-B Oaklawn Avenue

Last update:  June 30, 2026

2F (Second story)
AC (air conditioner) • Address for mailing
Back yard gate • Batteries • Bicycles • Breaker box
Cats • Cleaning for move-out • Compost • Credit Score
Deposit Refund • Dishwasher • Dogs • Door Locks • Drains
Fire Blanket + Extinguishers • Freezing Weather
Gardening • Grocery
Hammock • Heaters • Holes in walls • House Meetings
Insurance • Internet  Japanese soaking tub • Kitchen Vent Fan
Late fees for rent • Laundry • Lawn-mowing • Light bulbs • Locks
Mail • Maintenance • Meeetngs • Motion Lights • Move-Out • Mowing • Pets
Recycling • Rent: late fees,  from international banks,  applied to credit score
Renter's Insurance • Rooftop Deck
Security Lights • Sewer • Shared living environment • Shed • Shower • Sink alarms • Smoke Alarms • Subletting
Toilet • Trash/Recycling/Compost
Utilities • Vent fan • Washer • Water Filter • WiFi
Future improvements  

Summary of items required of tenants

  1. Do not put anything down the drains besides water, human waste, and toilet paper.  The pipes are old and rough, and will snag anything else, causing the sewer to back up into the house.  If the sewer backs up and the plumber pulls out any foreign matter (like wipes), each tenant will be responsible for 1/3 the cost of the plumber (which is around $200 total, or $67 for each tenant).  The following are things that plumbers have pulled out of the drain which shouldn't have been there:
  2. Mow the back yard and your half of the middle yard as needed.  See details.
  3. When mail addresed to 2605-B arrives for anyone who doesn't live there, put it in the green mailbox behind your mailbox, wedged between the tree and the house.
  4. When mail addressed to another house is misdelivered to your mailbox, please be a good neighbor and walk it over to the neighbor's mailbox.
  5. In freezing weather, drip one sink faucet in the downstairs bathroom, at least 1 drop every 5 seconds.  You don’t have to drip any other faucets.
  6. Check your AC filter monthly to see if it needs to be cleaned.
  7. Clean the AC filter in the kitchen at least every 3 months.  Careful when you pull the fridge out, so the Internet equipment doesn’t fall to its death.
  8. Charge the shed batteries every 6 months.
  9. Charge the sink alarm batteries (kitchen and bathroom cabinets) every 6 months.
  10. Test the AFCI and GFCI breakers once a month.   The breaker box is outside, on the SE corner of the house.  Open the door, and scan the QR code on the sticker with your phone to see the instructions.  Test only your room, the kitchen, and the bathroom.  (Don't test your housemates' rooms, since testing kills the power.)  If a breaker fails a test, do not attempt to replace it yourself.  Let me know and I'll replace it.
  11. Test the smoke alarms once a month.  Notify housemates before testing.  Test your bedroom, and the kitchen, if no one has already tested the kitchen this month.  Hold the button down until you hear the other smoke alarms fire, then release the button.

Shared living environment and house meetings

How decisions are made

  1. Housemates collectively decide things like cleaning schedules and house rules.
  2. One tenant = one vote.  There’s no seniority, and amount of rent paid does not factor.
  3. Decisions are commonly made by group chat, though house meetings are an option.
  4. As your lease says, you’ll attend house meetings called by another housemate or by me.
  5. Decisions made by tenants don’t supersede the lease, and any decisions may be appealed to me.

Things you should decide as a group include (but are not limited to):

  1. Where the clothes-drying rack will live.  I suggest keeping it in the shed, out of the way.  It can't be kept outside permanently because the sun will destroy the plastic.  You can keep it in the bathroom if you all agree.
  2. Who mows the lawn and when.
  3. Bathroom and kitchen cleanliness standards, who cleans, and how often.
  4. Space in the refrigerator, kitchen, and bathroom for personal items.
  5. What decorations, furniture, and pets can be in common areas.
  6. What lights to leave on all the time, if any.
  7. How to handle City of Austin utility bills.   I’ve taken over billing so housemates don’t have to shake down other housemates for the $.  See more on utilities.

I prefer to not be involved in tenant disputes if possible, but what I can offer is to facilitate a house meeting to try to help you all resolve the issue yourselves.

The cleanliness standards last agreed to (10/24) by a majority of the tenants are that everyone must:

  1. Wash their on dishes
  2. Dispose of their old food from the refrigerator
  3. Not leave hairs on the bathroom sink counter
  4. Not leave dirty clothes in the bathroom
  5. Dispose of empty toiletries containers
  6. Clean the bathroom mirror

The consideration standards last agreed to (10/24) by a majority of the tenants are that everyone must:

  1. Keep the front door closed, to prevent bugs and geckos from entering
  2. Not use someone else's washcloths or towels
  3. Not make noise during quiet hours (e.g., not making popcorn in the kitchen)
  4. Not slamming doors at any time, but especially during quiet hours
  5. Not leave the porch light or kitchen light on at night

2F (second story)

Curtains.  I have them if you want them, and I can install for you.

AC

Filter cleaning.  When the Filter button comes on, remove the filter by pulling the top of the grille towards you.    Take it outside and brush it off with a rag, then reinsert it and press the Filter button to turn the light off.  Don't wash with water, using a wet filter is a recipe for mold.

Batteries for remote.  Let me know when the bundled alkaline batteries die and I'll replace with rechargeable ones.

Outdoor pond.  Where the 2nd floor AC drips create a pond in the yard, I put a mosquito dunk in every month.  It kills mosquito larvae but is non-toxic to mammals.

Address for mailing:  See Mail

Back yard gate

My family uses the gate in the back yard to get between our house and the front house.

Batteries

Everything in the house that uses batteries has rechargeable batteries installed, except for the air conditioner remotes, because the ones that came with the remotes should last for years.  (If they die, let me know and I'll provide rechargeable batteries.)  So, don't throw the batteries away!

I provided battery chargers to you.  For the downstairs, the battery charger is in the kitchen with a spare 9V battery sitting on top of it.

The things that have rechargeable batteries installed are:

  1. Door locks
  2. Smoke alarms
  3. Leak alarms under the sink
  4. Air conditioners

Some tenants have been concerned that rechargeable batteries aren't as good as alkaline batteries.  That's not true, and I'm kind of a battery expert, but if you want to use alkaline or lithium batteries instead, you're welcome to buy them and use them, just save my rechargeables, please.

Bicycles

Bicycles and accessories provided

  1. There’s an electric bicycle in your shed, and a non-electric bike available at your request, both detailed below.
  2. For safety, I provide helmets, a headlamp, and a rear red blinky for each bike.  Also see my guide to How to Not Get Hit By Cars.  Of course, I assume no liability for your safety.
  3. Each bike has a headlamp (that you wear on your head), with rechargeable batteries because headlamp batteries run down fast.  Don’t throw away the pricery rechargeables.
  4. Red blinky light will be installed on the back. Press once to turn it on and get SuperFlash™ mode.  The batteries that came with it are NOT rechargeable (don't charge non-rechargeable batteries, they burst), but the batteries should last at least a year.

Responsibilities

  1. I'm responsible for maintenance like flat tires and adjustments.  If I can't fix it myself I'll have you take it to Clown Dog Bikes (run by my friend John) and I'll pay for the repairs by phone.  (Incidentally, John used to live in what is now Schoolhouse Pub when it was a rental house about 25 years ago.)  If the bike is inoperable, put it on the bike rack on the #20 bus which goes close to Clown Dog.  For the electric bike, leave the battery at home so the bike is easier to lift onto the rack.
  2. You're responsible for anything you break on the bike (e.g., if you crash it).
  3. If the e-bike is stolen from the shed because you left the door unlocked, or the non-electric bike is stolen because you left it unlocked in the yard or locked away from home, you're responsible for replacement.  If I can’t determine who left the shed unlocked, you are all jointly liable.  Replacement means either supplying a similar quality bike/battery/lock/lights, or paying the cost of replacement. For the e-bike that’s $600, for the human-powered bike that’s $250. (6/26)

Electric bicycle

A Ride1Up Portola is in the shed. first-come, first-served.  It as a nominal 750W hub motor which puts it on the more powerful side, plenty for getting up steep hills without even pedaling.  As I write this (6/30/26) I need to have the key duplicates made, fix the kickstand (parts on order), and install a rear red blinky light (on order), and bring over a headlamp before you can use it.  After that, I'll leave the keys in the shed, but y’all might prefer to keep the keys in the kitchen so you can see at a glance whether anyone has taken the bike without opening the shed.

It has a $100 Kryptonite Evolution Series 4 lock, which is not impervious to theft (e.g. angle grinders) but way more theft-resistant than cheaper locks.

Don’t lock it in the yard, our neighbors have had their e-bikes stolen from their yards.

In the summer, keep the battery in the house, because heat permanently reduces battery capacity.

How to use the electric motor: Turn it on with the power button on the keypad.  You can then either start the motor on demand by pushing the throttle down (on the left side of te handlebar), or get it to automatically help you pedal by setting the pedal assist to 1-5 on the keypad.

Non-electric bicycle available

If you want a bike as “yours” that you know will be available since the electric bike is shared, I currently have a Schwinn Knowles (aluminum) bike you can use during your tenancy, ask me for it.  It “belongs” to the first tenant to claim it (but stays with the house when you move out.)

When locking, I suggest using both the U-lock and the cable lock (with the cable loops going through the U-lock, because defeating U-locks and cables require different tools and most bike thieves carry one and not the other.

Sources for used and cheap bicycles.

If you want to buy your own bike, here are some resources.  Note that with most sources for used bikes, there's a good chance the bike is stolen, except for the Yellow Bike Project, since they're a non-profit and all their bikes are donated to them.

Theft.  Bicycle theft is common all over Austin, and one  lock is not enough:  Your best bet is to use both a good U-lock and a cable lock, since defeating each requires a specific tool that's useless against the other, and most thieves don't carry both.  A good U-lock and cable lock set is Kryptolok for $77 (as of 1/25), or $57 for just the U-lock.  The best places to lock your bike is in the small shed, or on one of the metal posts under the stairs.

Maintenance / Service.  The best place for repairs is Clown Dog Bikes near UT, run for over twenty years by a friend of mine (who used to live in a rental house that is now the Schoolhouse Pub in our neighborhood).  The City buses have bike racks, put your bike on the #20 bus (the stop is across from Bird Bird Biscuit) and get off at San Jacinto.

Lights.  State law is you must have a headlight while riding at night (and riding without one is a deathwish anyway).  Rear lights are not required (rear reflector alone satisfies the law), but again, riding without one is suicidal.  I've had good luck with cheap headlights and rear lights from Amazon, <$10 each.

Bikes on the bus.  All City buses have a rack on the front to use at no extra cost.

Trailer.  I may have a trailer you can use for the duration of your stay, ask if you want it.  You're responsible for theft and maintenance (tires/tubes).

Breaker box

It's on the east side of the house, NE corner.  If you exit the bathroom door, go left to the corner.

Cleaning:  See Move-Out

Compost: See:  Trash

Dishwasher:  Power on, Auto Wash, Start

Drains

Depending on what's backing up, see either Toilet, or for the shower, see Sewer.

Fire blanket and extinguishers

There's a fire blanket under the kitchen sink, and on a window stool upstairs.  For small fires, this is better than a fire extinguisher because it's easy to use, there's no horrible mess to clean afterwards, and you don't have to pay to have the extinguisher recharged.  There are instructions on it (i.e., just pull the tabs to expand it, then throw it over the fire.

Fire extinguishers:

  1. 1st floor:  Hanging from the white shelves.
  2. 2nd floor:  In the bathroom.
  3. Notify me if the indicator shows that they have insufficient charge.

Freezing weather

In freezing weather, drip one of the downstairs bathroom sink faucets, at least 1 drop every five seconds.  You don’t have to drip any other faucets.

Drip faucets when temperatures are any of:

If you removed the insulation box from the outside faucet on the NE corner of the house, put it back. 

If your dog(s) are left outside during freezing weather I might exercise my ability as per your lease to seize animals which are being neglected.

Gardening

You're welcome to garden in the middle yard, back yard, or the tub/toilet in the front yard, though I would think twice about eating any urban food unless your garden bed is raised and you use clean dirt from elsewhere.  Urban dirt is typically contaminated with termiticides, lead from paint, and microplastics.

Grocery

The closest grocery stores are:

I might have a small push-cart you can use if you're walking/busing, ask me.

H-E-B delivers for +3% and +$5.  (The online prices include a 3% surcharge, and there's a $5 delivery fee.)  I suggest a $5 tip, calculated as follows:  $18/hr. seems to be a fair wage for delivery.  Add $6 for vehicle costs, = $24/hr.  Subtract out $12/hr in estimated wages = $12/hr to recoup in tips.  At 2.4 trips per hour, $12 ÷ 2.4 = $5.  So, I conclude that $5 per order is appropriate, regardless of order size.

Most articles suggest tipping 20% for grocery delivery, but tipping a percentage results in undertipping for small orders and overtipping for large orders.  A flat amount is better, because it takes the driver about the same amount of time (and incur the same vehicle expenses) no matter the size of the order.  Using 20%:  Average order size according to grocery industry stats is $108, and 20% would be $21.60 per order.  Two orders delivered per hour would be $42.30, plus an estimated $12 in wages, = $54/hr.  Assuming 6 miles round trip per delivery, that's 12 miles per hour, and at 50¢/mile for gas/maintenance/depreciation, vehicle costs are $6/hr, netting the driver $48/hr., or $8304/mo., or $100,000 a year.  That's more than the overwhelming majority of jobs in the U.S., including highly-skilled jobs like nursing.

Hammock

For use by the front and back house tenants.

Heaters

1st floor.  The wall units are combo coolers/heaters.  If you find it's insufficient for the coldest days let me know.  Note that the units will blow cool air for the first three minutes or so before the air starts to get warm, so don't think they're broken if they're not toasty immediately.  They're heat pump units, which means they use about 1/3 as much electricity as standard resistance heaters, lucky you.

2nd floor.  Start with the wall heater, because it uses 2/3 less energy than resistance heat, and if it's not enough, then use the ceiling heaters.  They're controlled by switches on the wall near the door.  They're not thermostatically controlled (no auto on/off), so you'll need to turn them off when you get warm enough.  If you go through a freezing winter and didn't need the ceiling heaters, let me know and I can remove them to get them out of your way.

Filter cleaning.  When the Filter button comes on, the front part of the unit pops open so the filter can be removed.  Take it outside and brush it off with a rag, then reinsert it and press the Filter button to turn the light off.  Don't wash with water, using wet filters is a recipe for mold.

Holes in walls

If you need holes in the "brick" (actually CMU) downstairs, ask me first because it requires special tools and methods.  If you have skills and tools you can do it yourself, but please drill into the mortar and use a wall anchor, not into the CMU itself, because patched holes in CMU look worse than patched mortar, and because the CMU is hollow and prone to breaking or crumbling.

Whether brick or drywall, when you move out I'll need to patch and paint the holes.  Here's how and whether I will deduct from your security deposit:

  1. No charge if I have matching paint on hand.
  2. $50 charge if I'm able to get the paint shop to make a close-enough matching color.  The $50 is for each color, so if you have holes in four walls that are all the same color, it's still $50 total.
  3. $100 per wall if I can't match the paint and I must repaint the entire wall.

Insurance

You must buy renter's insurance  with these specs:

  1. Lists me as an Interested Party (Michael Bluejay, 2602 Rogers Ave, Austin TX 78722, 512-402-4364, 2605[at]2605.me)
  2. Personal liability coverage:
    • $500k for upstairs tenant
    • $250k for downtairs tenants

I spent a couple hours researching to find the best insurer, and I like State Farm because:

  1. They have the cheapest rates.  For $5000 personal property, $500 deductible, $500,000 liability, it was $9.58/mo. in October 2023.
  2. That rate is for better insurance (lower deductible, more liability coverage) than other insurers' cheapest offerings.  That is, for apples-to-apples on the kind of coverage, State Farm is even cheaper.
  3. They don't charge a surcharge for paying monthly instead of yearly.  (Lemonade charges an extra $1/mo. for monthly payments.)
  4. They have far fewer complaints against them than Lemonade. (MarketWatch)

The highest-rated local agent is:  Yan Tung, (512) 372-8864, website

Here are the answers to the questions they may ask:

Internet

Japanese soaking tub

Reheat feature is not currently working, I need to clean the inside of the pipes.

  1. Soap or not.  The Japanese clean in the shower and rinse before getting in the tub so they can re-use the water.  Of course you're under no obligation to re-use the water and can use soap in the tub if you prefer.
  2. To reheat the water:
    1. Make sure the tub is at least half full (or you'll break the pump motor).
    2. Turn the red drain handle so that it's parallel to (in line with) the white drain pipe (or you'll break the pump motor).
    3. Flip the switch on the wall next to the washer.
    4. The pump will move the water inside a pipe through the water heater to pick up heat, but will not mix with the water in the water heater.
    5. Water should start flowing back into the tub within one minute.  If not, turn off the pump and call me.
  3. If the water doesn't get hot enough, let me know and I can raise the temperature of the water heater.  In that case, you will all have to be careful, because the water coming out of the hot water taps could be dangerously hot.
  4. How often to change the water.  If multiple people are using the tub, you'll probably want fresh water for each user.  If only one person is reheating, drain the water at least once a week.
  5. Flushing stagnant water.  The pipes inside the walls for the reheating loop always hold some water, so if the tub isn't used for a while the water could become stagnant.  If it's been more than a week since the reheater has been used, drain any water in the tub, fill it up halfway, run water through the loop, and drain before refilling.
  6. Cleanse the pipes every four months.  This removes any biomatter that accumulates on the pipe walls.  Follow the instructions above for reheating the water, and also add 1 teaspon of the Ahh-Some product (provided), and run the pump for 30 minutes.

Laundry

Front-load washers can get stinky if you leave the door closed when you're not using it.  So you'll be happier if you leave the door open when not in use.  This isn't a rule, just a suggestion.

If you've never used a clothesline before, know that clothespins are optional.  My wife likes to use them, I don't, because they're more time-consuming.  There's a risk without clothespins that an item of clothing might blow off the line, but I like to live dangerously.  I provided clothespins in the water heater closet if you want them.

If it's raining outside, you can hang your clothes in the bathroom and use the dehumidifier to dry the air, or in your room and use the "Dry" feature on your wall AC/heater.  Keeping the door closed will accelerate drying.  I provided a clothes-drying rack for these times.  Decide amongst yourselves where you want to store it.  You can’t leave it in the sun permanently, because the UV will destroy the plastic and it'll disintegrate.  If it breaks from sun/weather damage then the three of you will be jointly responsible for replacing it.


Lawn-mowing

You're responsible for mowing the back yard and your half of the middle yard.  The three of you can divvy up the mowing however you see fit.  I provided a mower which is in your shed, with the battery and charger in the kitchen.  To start the mower, you must first extend the handle and snap the green clips into the handle, then hold down the green start button, then pull the green handle.  Let me know if you need help getting the mower going.

Light bulbs

They're all LED and should last forever, but I will replace if any die.  If you choose to replace yourself, I'd like to get the old bulbs because I mark where I got them and when I installed so I can monitor which brands are unreliable.

See also Security Lights.

Locks (doors)

  1. Don't throw the batteries away!  They're rechargeable batteries.  I provided chargers.  For the downstairs, it's plugged into the outlet next to the front door.
  2. To open the downstairs, you have to press the Lock button after you've entered your code.
  3. If you mess up the code entry, just press the lock button to reset and start over.
  4. Press the Lock button to lock.  After it stops making noise, try to open the door to make sure it's truly locked.  For the front door, pull the door shut tightly while the door is locking, so the bolt is aligned with the hole.
  5. If you want to change the door code let me know and I'll reprogram.
  6. If the lock beeps three times when you try to lock, it's one of these things:
    1. The lock thinks it's not locked, but it really is.  Try to open the door.  If it won't open, the door is locked properly.
    2. Bolt did not extend into the strikeplate.  If you're able to open the door, pull the door shut tightly and try to lock again.
    3. House has shifted.  If you can't get the lock to lock, let me know and I'll adjust the door and/or strikeplate.
  7. If the lock beeps 3-10 times when you try to unlock, it's one of these things:
    1. It's likely low batteries.  Charge them using the provided charger.
    2. If it continues to beep after charging, let me know and I'll remedy.

Mail

Address for mailing:

[your name]
2605-B Oaklawn Ave.
Austin, TX  78722

Mailboxes

  1. LETTERS.  All tenants share mailbox "B" which is next to the front house at the driveway.  Write your last name on it if it's not already written (and re-write it when the sun bleaches off the writing).  Letter carriers strongly prefer that the last names be on the box.
  2. PACKAGES.  The wood locker next to the black mailboxes lets you receive packages with minimal risk of theft.  Give senders this address for packages:

[your name]
2605-B Oaklawn Ave.
MAILBOX LOCKER CODE IS 2468
Austin, TX  78722

Mail for others

  1. If any mail comes addressed to the house for anyone besides the three of you, please put it in the green mailbox (behind the black mailboxes) and I'll take care of it.
  2. If any mail comes addressed to another address in the neighborhood, but delivered to your mailbox, please be a good neighbor and walk it over to their mailbox.

Mail forwarding.  See Move-out.

Maintenance

Just text me, no need to fill out any kind of form.  I try to address most issues the same day, but might take longer, especially for non-urgent issues.  I can’t compete with the amenities the luxury apartments have like pools and gyms, but I’m way better on maintenance issues.  If I don’t reply within 24 hours then presume I didn’t get your message and call me.  Here’s a list of completed maintenance items.

Motion lights:  See Security lights

Pets

Your lease allows up to two dogs and two cats (upstairs) or up to one small dog (up to 15 lbs) and one cat (each downstairs tenant).  You don't have to notify me when you get a new pet within these limits.  All waste must be picked up from the yards immediately since the yards are shared.  When outside, dogs must be supervised and never left alone.  Cats must be inside cats.

If you or a guest feed any stray animal, you must get it spayed or neutered.  I have traps, I can help.  The sign that a stray has been fixed is that one ear will be "tipped", where the tip is cut off flat instead of being pointy.

Plumbing:  See Sewer

Recycling:  See Trash

Rent from international banks

For my international student tenants:

My payment processor, Apartments.com, can't accept payments from certain international credit and debit cards.  If you get a message when you pay that additional authentication is required, the payment will not go through, even if you call your bank to authenticate.  If you're in this situation, here are some options:

  1. U.S. bank account.  If it all possible, open an account at a U.S. bank or credit union.  If your account is at UFCU or RBFCU, you can transfer directly to my UFCU account (900101264) or RBFCU account (221850149).  If your account is at another credit union or bank, your debit card will work at Apartments.com.
  2. ACH.  ACH is a system for transferring from bank to bank, but not all banks allow you to use it.  If they do, my bank info is:
    1. University Federal Credit Union
    2. Routing #314977405
    3. Account #900101264 (checking)
  3. Wise.  Wise is a discount international money-sending service.  As I write this in 2022, the cost for sending $1000 from the U.K. to the U.S. is about £4.
  4. Bank wire.  This is the most expensive option, and it might not even be possible—your bank might require you to physically walk into a local branch to initiate the wire.  Even if you can place the order online or by phone, the fee may be around $40.  Most banks also charge a fee to the recipient, which you would need to pay for.

Unsupported methods:  I don't accept any of these kinds of payments.

  1. Cash
  2. Check or money order
  3. Crypto

Rent on credit reports

  1. I do not report your rent payments to the credit reporting agencies.  Almost no landlord reports to the CRAs.  So, on-time payments won't help your credit score, and late payments won't hurt your credit score.
  2. A service called Piñata can add your rent payments to your credit report, potentially boosting your credit score slightly, for $5/mo.  Of course, if you already have good credit, then you don't need this, and if you have bad credit, then paying down your debt and not making any more late payments is far more important than getting your rent added to your credit report.
  3. Other ways to raise your credit score.  My day job is writing articles, lots of them about personal finance, so I'm knowledgeable about this.  Here's my article on How to Fix Your Credit.

Renter's insurance:  See Insurance

Rent, late fees

There is no late fee if you pay by the due date, or the next day, or the day after that.  For example, if your rent is due on the 1st, then there's no fee if you pay on the 1st, 2nd, or 3rd.  If rent is unpaid by the 4th, then Apartments.com will automatically add the initial $50 late fee to your account, shortly after midnight.

If rent continues to be unpaid in full beyond the 4th day after rent was due, I will also assess a daily fee of $10 until rent is paid in full, or until we’ve hit the statutory maximum for late fees, which is 12% of rent.  I don't add the daily fees to your Apartments.com account until you’ve either paid in full or you’ve maxed out on late fees.


Rooftop deck

The upstairs tenant is available only to the upstairs tenant, because going to the deck requires going through their room.

Security Lights

All the exterior motion lights are controlled by switches that have protective covers so you don't accidentally turn them off.  If you need a light to be always on, you can switch to always-on mode by turning off the light for a second or two and then turning it back on.  Switch back to motion-detection mode by turning the switch off for a second or two and then turning back on.

Don't turn the security lights off.  If a light is bothering you for some reason and you prefer it to be off, let me know and let's find a solution.

Sewer drain

If you put wipes, feminine products, etc. down the toilet, the sewer WILL back up into the house.  Not maybe back up, DEFINITELY back up, necessitating calling a plumber out.  I’ve had to call the plumber out more times than I can remember.

The only things acceptable for the toilet are water, human waste, and toilet paper, and that's it.

“Flushable” wipes are not acceptable.  They're a misnomer, there is no such thing.  The City doesn't want them in the waste stream, and they will clog the pipe.

If the sewer backs up and the plumber pulls wipes or similar out of the pipe, I will bill all tenants for the cost of the plumber.  (Around $200, so around $67 each.)

This was my home for over a decade, and in all that time, I never had one sewer backup.  The backups happened immediately after I started renting the house out.  And even after I told tenants not to flush any kind of wipes, plumbers would still pull wipes out of the pipe when the sewer backed up.  At another rental property when the sewer backed up, the plumber fished all these out of the pipe: cloth rags, tampons, and plastic gloves.

If the sewer backs up, you will be tempted to avoid the cost of the plumber by putting chemical drain cleaners down the pipe.  Do not do this.  First of all, it won't work: chemicals do not dissolve wipes or similar.  What the chemicals will do is corrode the ancient cast iron pipes, and if they break you may be without sewer service for days to weeks while the entire yard and driveway is dug up to replace the pipes. 

Shed

The shed on the west side of the house (next to the first downstairs bedroom) is for tenants' use.  The code is the same as for the front door.  Press the "Lock" button after entering the code.  If you mistype the entry, press "Lock" to reset it to start over.  Press the door in while locking or unlocking so the deadbolt aligns with the strikeplate.  Charge the batteries every six months.

The shed in front of the house is for my tools and stuff; I plan to move it towards the fence at some point in the future to make more room in the yard.

Shower backing up:  See Sewer

Sinks: Leak alarms

There's a leak alarm under the kitchen sink and the bathroom sink.  They're supposed to sound when water touches the sensor, indicating a leak, allowing me to repair a leak early on (rather than later when everything's already rotted).  If there's a leak, of course let me know.  If they're in your way, you can move them around as long as the sensor is still flat on the bottom of the sink cabinet.

They take rechargeable 9V batteries.  Please charge them every six months, and any time they fire for more than a few seconds.

Smoke alarms

  1. For the downstairs alarms, don't throw the batteries away!  They're rechargeable.  I provided a charger, in the kitchen.  The upstairs alarms are using the alkaline batteries that came with the alarms.
  2. You're welcome to use your own alkaline or lithium batteries if you don't like the rechargeables, but don't throw the rechargeables away.
  3. Use the spare battery to prevent the annoying chirp while you're charging.  The alarms are hardwired into the house's electrical system, the batteries are just a backup.  That means when it's time to recharge a battery and you remove it to recharge it, the alarm will continue to chirp annoyingly.  I provided a spare, charged 9V battery (on top of the battery charger) so you can stop the chirping while you're charging the old battery.
  4. Test the alarm(s) in your room monthly by pressing the button until the siren sounds, then releasing the button.  If the siren doesn't sound then please notify me immediately.  Note, if you continue holding the button down after the siren sounds, then all the alarms in the house will fire (or at least they're supposed to).  If you plan to test that way, then please make sure to let everyone in the house know before you do so.  Someone will also need to test the kitchen alarm monthly, please coordinate among yourselves who will do that.

Subletting:  See Move-out

Toilet backing up

If the toilet backs up but the shower drains okay, the problem is with the toilet, not the main house drain.  I have a closet auger and can clear the clog.

If the toilet drains slowly and the shower is also draining slowly or not draining at all, that's a whole-house sewer problem.  See Sewer.

Trash, Recycling, & Compost carts

Pickup

Cart colors:

Where to store.  You can keep these wherever you like (e.g., in the driveway, behind the shed, in the back yard, etc.), except that if it's in or near the driveway, your choice must satisfy the front house tenants.

Trash cart cost.  The City charges you based on the size of your trash cart.  As I write this (Jan. 2025) you have a 64-gallon cart ($33/mo.), and you’re able to go with a medium 32-gallon ($28/mo.) or small 24-gallon ($26/mo.).  Those are all total prices, so divide by 3 to get your cost.  If you all want to switch to a smaller cart size, let me know and I’ll order it from the City.  Note, the City will give you extra recycling and compost cart for free, let me know if you need them and I’ll order.

Don't put trash in the recycling cart.  When there are too many contaminants in the recycling stream, the whole mess gets landfilled instead of recycled.  If you're not sure whether something is recyclable, it's better to throw it out than hope it might get recycled.  "If in doubt, throw it out."

What's NOT recyclable:

What IS recyclable:

If you want to compost in the yard instead of using the compost cart, you're welcome to, as long as it doesn't bother your housemates or any neighbor.

Utilities

The City of Austin (CoA) provides electricity, water, and trash service.  The City bills me and I bill you via your Apartments.com account.  (30% for each downstairs tenant, 40% for the upstairs tenant)  The paper bills are sent to your address so you can see them, for transparency.  If you want to see them online, let me know and I'll set up online access for you.  When you get a bill, please post it on the fridge or other agreed-upon common area so everyone has access to them.  Note, while the bills go your mailbox, they're addressed to me.

Vent fan

To operate the vent fan in the kitchen, open the kitchen window, open the opposite window (next to the fridge), then click the button on the remote control.  Vent fans need a source of supply air in order to move air to the outside, you'll get very little venting if you don't open the opposite window.

Washer:  See Laundry

Water Filter (kitchen sink)

It's a top-of-the-line MultiPure model.  I change the cartridge every summer (or if you want to keep your space private, I'll order it and you can do it yourself).  It's easy and comes with instructions.

Yard

Where the second-floor AC drips and makes a small pond, I put a mosquito dunk in it every month.  It kills mosquito larvae, but it's not toxic to mammals.

Work I plan to do someday

  1. Stain the stair treads (pressure-washed in 12/25 which is good enough for now)
  2. Install curtains upstairs, if requested by tenant (I gave the option)
  3. Replace wonky porch security light
  4. Replace cover for bathroom window latch
  5. Install side panels for AC awnings
  6. Install roof over 2F AC
  7. Other items from my list in Apple Notes
  8. Move my large middle-yard shed back to the fence so you have more yard space.
  9. Remove the small plastic closet (for front house use since you have a shed).

These are even lower-priority items

  1. Repairing the hot tub.  I'll make an attempt but I don't know whether it's repairable.
  2. Repairing the solar water heater.  Nobody works on them any more.  I did about 1/3 of the work towards the repair so far.
  3. Swapping a combo washer/dryer for your existing washer.  This hinges on whether I'm able to repair the combo unit I have in storage.

Updates

6/30/26.  Added the electric bicycle.

3/11/26.  Added detail to house meetings / shared living environment.

12/22/25

11/20/25.  Updated Internet info for switching to Spectrum, equipment moved to kitchen so all tenants have access to reset.  (It was previously upstairs.)

10/14/25.  Reduced liability insurance requirement for downstairs tenants to $250k.

7/23/25.  Noted mosquito dunk for AC pond, in two places.

2/9/25.  Expanded on the list of items that shouldn't be flushed, and put it in bullet format.

2/4/25.  Updated that City utilities are now in my name, not Adam’s.

2/2/25.  Added lock recommendations to the Bicycles section.

2/2/25.  Added 2F items for Lucas.

1/18/25.  Updated freezing weather instructions.

1/10/25.  Added City trash cart fees.

12/9/24.  Detailed late fees for rent.

12/1/24.  Detailed what Kel can and cannot paint.

11/12/24.  Tenants responsible for sewer backups if plumber pulls wipes or similar out of the pipe.

11/4/24.  Repeated the directive to charge the shed batteries every six months (already in the Shed section) to the Items Required of Tenants section.

11/2/24.  Updated the new monthly cost of the Piñata credit service.

10/26/24

  1. Added requirement to clean the kitchen AC filter.
  2. Added details about shared living environment and house meetings.

9/10/24.  Added hammock.

8/24/24.  Added details for testing smoke alarms and breakers, and paying utility bills.

5/29/24.  Added a section about living together in harmony.

5/20/24.  Explained whether and how I'll charge for holes in walls upon move-out.

1/13/24.  Freeze precautions no longer necessary.

12/22/23.  Added fire blanket, dehumidifier feature for the AC/heaters for drying laundry.

12/15/23.  Added that sun will destroy the clothes drying rack.  (Had texted to Adam, Cristian, and Kevin on 8/25/23.)

11/9/23.  Added about getting your rent onto your credit report (to help your credit score), and extra instructions for smart bulb in the west bedroom.

7/28/23.  Added PIN for Internet account for tenants to be able to call to report Internet down.

7/15/23.  Bolded initial letters of items in the index, added vent fan instructions.

3/23/23.  Clarified utilities.

1/13/23.  For mail addressed to other addresses in the neighborhood but misdelivered to you, walk it over to their mailbox.