Budde Gardens History

This property was constructed in 1983, and I purchased it in April 2005. 

Immediately after the purchase, I began receiving numerous requests to repair the A/C systems.  Initially, I focused on simply repairing the A/C systems as they broke. Unfortunately, the quantity of needed repairs cost me a lot of money and exacted a toll on my tenants.  In late July, I had my A/C guy survey the HVAC systems in each apartment, inside and out, then render an opinion on each unit.  The survey concluded that all of the air handlers were the original twenty-three year-old units, along with 5 of the compressor/condenser units.  As a result, I made a decision to halt the repairs and simply replace all the HVAC units, both the air handlers and compressor/condensing units.  This upgrade started in mid-August and was complete a couple weeks later in September.

In October 2005, I walked each apartment and noted items which needed repair.  I looked for leaky faucets, water hoses and valves, checked door weather-stripping, and tested smoke detectors.  Since it appeared there was no standard for doorknobs deadbolts, I also verified that I had the proper keys in order to access each unit. 

As a result of this walk-through, a number of wholesale changes and upgrades, noted below, were implemented.

• Smoke Detectors - Since about 50% of the existing detectors did not function properly, even with a new battery, I replaced all of them, installing new detectors in the living room and in each bedroom of each unit.
• Ground Fault Circuit Interrupters (GFCIs) - Existing outlets in kitchens and bathrooms were replaced with requisite GFCI outlets.
• Deadbolts & Doorknobs - New deadbolts and doorknobs were installed on both the front and patio doors.  Both deadbolts for each apartment are keyed alike.  And, since several tenants had previously inadvertently locked themselves out of their apartment, all doorknobs on the front and patio doors were replaced with non-locking doorknobs.
• Interior-only Locks - Interior-only locks are devices that are activated and deactivated from only the inside of the apartment and prevent entry into the apartment by someone who possess a key to the apartment.  These locks are required by the Texas state law.  So, since none existed, these locks were purchased and installed.

Exterior Lighting Repairs & Improvements

• Dusk to dawn switch - The photoelectric electronic switch controlling the external lights was replaced so that the external lights reliably illuminated at dusk and extinguished at dawn.
• Front & Patio door lights - Many of these lights were broken or missing the glass globe.  So, new patio lights were installed.
• Fluorescent Parking Lot lights - In an effort to increase overall lighting, the existing 175 watt mercury-vapor lights were replaced with more energy efficient fluorescent lights that provided more visible light.

Window Screens - In March 2006, new window screens were installed on all windows.

Rear Parking Lot Wood Fence - In March 2006, a new wood fence 150' in length was erected between Budde Gardens and the next door property. 

Landscaping - In March 2006, new sod was laid in the front yards of both buildings.  As time permits, additional landscaping, such as mulch and additional shrubs, will be installed at various points around the property.

Parking Lot & driveway Striping - During June 2006, the parking lot was striped, the curb stops were painted, and a red fire lane was painted along the sides of the driveway.

Signage - When the property was purchased, the property was unnamed, and the only sign in from of the property was a single address sign.  Unfortunately, a teenager lost control of her car, slid off the road and through the ditch, and in the front yard, thus destroying the address sign.  As a result, a new front sign has been ordered and will be installed upon receipt.

Roof & Gutters - Hurricane Rita paid us a visit in October 2005, and damaged the roofs and gutters.  As a result, the roofs and gutters on both buildings were replaced in December 2005.

Miscellaneous Repairs - Various other repairs have been made, including but not limited to the following:

• 5 water heaters
• 6 tub valves
• 4 dishwashers
• 2 refrigerators
• 4 ranges
• 3 kitchen lights

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