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There are so many videos of tornadoes on YouTube. Watching any of these will show you the power and devastating destruction that a tornado can cause. And what’s worse, they can form abruptly and move incredibly fast over the ground. If you’re not prepared for a potential tornado, don’t know what the sirens mean, aren’t sure where to go… it’s a good time to fix that!

First, it’s worth reviewing the standard classification for tornado intensity. This includes a range of wind speeds as well as the type of damage that can be done.

Fujita Scale of Tornado Intensity

Source: Weather.gov

Notify JoCo Alert System

Next, it’s worth knowing about, and signing up for, the Notify JoCo service. NotifyJoCo is a free mass notification system designed to keep Johnson County Kansas residents and businesses informed of emergencies and certain non-emergency events.

By registering with NotifyJoCo and customizing your alert preferences, you’ll receive time-sensitive messages directly from the County, city, and participating public utilities within Johnson County, Kansas.

What to do During a Tornado

FEMA (Federal Emergency Management Agency)  has a list of disasters and how to protect yourself and your loved ones during such an event. We recommend that you review what to do before, during and after a tornado so that you are better prepared. Whether you are in an office building, a school, or your home, it is your responsibility to know what to do in case a tornado develops and starts doing damage. The FEMA web site has an easy way for you to learn what to do located here.

Here is an excerpt from the FEMA site on what to do during a tornado.

FEMA Tornado Preparedness Guide

Here is a great tornado preparedness guide from FEMA. It might be worth downloading this PDF Guide, printing it and putting it on your refrigerator. You may also want to review this with your family (spouse, kids) to make sure everyone knows what to do before the threat of a tornado is real.

Being Prepared for Extreme Weather is a Good Thing

• Knowing evacuation routes, having a plan, and knowing exactly where to seek shelter (e.g., a reinforced safe room or basement) keeps you out of harm’s way during tornadoes, floods, or severe storms.
• Stashing accessible supplies—like stored drinking water, non-perishable food, flashlights, and a charged power bank—ensures survival if utilities, supply chains, or grocery stores are knocked out for days.
• Having a practiced family communication plan and emergency supplies reduces the fear and anxiety that often accompany sudden, chaotic disasters.

We hope that we won’t have to put any of these plans into place this summer. But if extreme weather does happen, you’ll be more prepared now that you’ve thought about before, during and after with the people you care about!

One of the most common questions we hear from property owners is: “Shouldn’t we get another bid?” On the surface, that sounds reasonable. Saving money matters in real estate investing. But when it comes to repairs and maintenance, comparing bids is rarely as simple as comparing numbers on a page.

First, not all bids are apples to apples.
Second, a lower price often does not mean a better value.
Third, in today’s rental market, speed and reliability matter just as much, if not more than cost.

The “Cheap, Fast, Great” Rule

There’s an old rule in construction and service industries that still holds true:

• You can have Cheap and Fast, but the results probably won’t be Great.
• You can have Cheap and Great, but it likely won’t happen Fast.
• You can have Fast and Great, but it usually won’t come Cheap.

Most vendors can realistically deliver two of those three things… not all three.

That matters because as property owners, we often focus heavily on price while unintentionally overlooking the hidden costs of delays, poor workmanship, or unreliable communication.

Why the Lowest Bid Can Cost More

A cheaper bid can sometimes mean:

• Lower quality materials
• Less experienced labor
• Longer timelines
• Poor communication
• Incomplete scopes of work
• Shortcuts that lead to repeat repairs later

We’ve seen many situations over the years where a “budget” repair ended up costing more after needing to redo the work, compensate tenants, or deal with additional issues caused by delays. A $500 or even $1,500 savings upfront can disappear quickly if the repair takes longer than expected or creates more problems down the road.

The Hidden Cost of Slow Repairs

Tenant expectations have increased significantly over the last several years. (did I say significantly?) When something breaks, they want reassurance that it’s being handled along with a realistic ETA from the vendor — almost immediately.

Every extra day a repair lingers increases the chances of:

• Tenant frustration
• Negative reviews
• Lease renewal hesitation
• Increased turnover risk
• More wear and tear from unresolved issues

In most cases, the real “currency” today is speed to repair and getting the resident’s living situation back to normal as quickly as possible.

That’s especially true for:

• HVAC
• Plumbing
• Appliances
• Water intrusion
• Safety concerns

Why Trusted Vendors Matter

If you already know a vendor does the following:

• Shows up consistently
• Communicates well
• Does quality work
• Stands behind their repairs
• Handles issues quickly

…and their pricing is in line with the market, it’s not worth delaying the repair process just to chase another bid. Because what are you really buying? Not just labor.

You’re buying:

• Reliability
• Accountability
• Speed
• Tenant satisfaction
• Reduced stress
• Fewer callbacks

That has real value, and it should absolutely be factored into the bid equation.

The best vendors are the ones who make problems disappear quickly, communicate clearly, and get the job done right the first time while keeping tenants informed with realistic expectations.

The Bigger Picture for Owners

It’s about making smart operational decisions that protect:

• The property  
• The tenant experience
• Your time
• Long-term profitability vs short term

Successful property ownership isn’t always about finding the inexpensive option… and with “speed to repair” being the new “tenant currency” changing your focus to that might just be the most cost-effective decision of all.

La Tiara taco shells are back!

As the kids say, if you know, you know. If you are one who feels like a taco shell is a taco shell is a taco shell, you might not know. I have been a fan of this KC made product for several years. It wasn’t until the La Tiara items left the store shelves last year, that I found out that I am not their biggest fan. The people spoke out and let their disappointment be known. Facebook groups like The La Tiara Taco Comeback Crew gave a platform for those who were not afraid to lament the loss of their favorite shell.

I should mention, the company made other products, too. It seems the shells had the biggest fan group. The shells have a special kind of crispiness. When you bite into them, they fall apart and for some reason, we love that. My heart belongs to the white corn style. It’s a flavor/texture combination that’s just right. For all the good stuff about La Tiara and all their fans, the company was still forced to close in early 2025 due to financial issues. It seemed like that was the end of the line for that locally loved product. 

General Mills to the Rescue!

But wait! Is that General Mills I see in the distance with their flowing red cape coming in to save the day? It sure is! They purchased the KC based company for a whopping $10 million. The beloved shells as well as the seasoning packets returned to shelves in April of this year. Well, they say they’ve returned. KC customers might have acted like it was 2020 and there was a TP shortage again. They went a little hog wild so it’s been tough to find the shells in some stores.

The really exciting thing is, La Tiara is now available nationwide! Walmart will be stocking them on their shelves across the country. The big question is, are they as good? I can’t say because I haven’t tried them. I looked over some comments on the Facebook page to see what the comeback crews’ take was on it. The overall sentiment is they are not the exact same. It kind of makes me think about how using your grandma’s recipe for her award winning pie doesn’t always give you the same results. The biggest difference I saw mentioned was the texture. The word “chewy” was used and that does make me sad. Hopefully, that is not the case. I’m still going to give them a shot. If all else fails, I may just have to start searching for a new favorite shell. I am willing to put in the R&D into that. 

Cinco de Mayo is not just for tacos.

You can’t overlook the beloved margarita. Be it frozen or on the rocks, there is just something special about a marg. Maybe it’s the exotic sounding name. Perhaps it’s the giant glass it comes in. It could be the deliciousness and the endless varieties. Just like you might think a taco is a taco, you might think a marg is a marg. You are wrong. :) It seems each restaurant has their own little twist that makes it their own. The home bartender is the same. It could be a certain type of tequila they use, a homemade mix, or just the love they put into it all. I have a recipe given to me by a friend years ago that has peach schnapps. A little trashy.. yes. A lot delicious… yes!

Margarita Wars

This past Friday night, Overland Park held their annual Margarita Wars in downtown. Event goers could purchase tickets for sampling and for voting. I actually drove past the event when it was going on and kicked myself for failing to plan to attend. However, it seems the tickets had been sold out since mid-April. It was a perfect night for margarita tasting in the park. I will have to plan earlier next year to secure my tickets. The winner was Emiliano’s Mexican Cuisine in Olathe for the second year in a row! 

However you choose to celebrate; with a margarita, without, hard shells, soft shells, a burrito, or just some movie theater nachos, make an excuse for a mid week indulgence. Life is hard and Mexican food is cheaper than therapy. Find a bit of joy on a Tuesday in May. Happy Cinco de Mayo!

Understanding the difference between these two types of detectors—and why it matters—can be the difference between early intervention and a medical emergency.

What Is Carbon Monoxide and Why Is It Dangerous?

Carbon monoxide is produced whenever fuel is burned. Common household sources include gas furnaces, water heaters, stoves and fireplaces. When appliances malfunction or ventilation is inadequate, carbon monoxide can build up indoors.

Early symptoms of carbon monoxide exposure often resemble common illnesses: headaches, dizziness, fatigue, nausea, and confusion. Because these symptoms are vague and gradual, many people do not immediately recognize the danger.

In higher concentrations or over longer periods, carbon monoxide exposure can lead to unconsciousness, permanent neurological damage, or death.

The Limitations of Standard CO Detectors

Most carbon monoxide detectors available in stores are designed to meet minimum safety standards. These standards are based on guidelines that prioritize avoiding false alarms, which can be caused by brief, low-level exposures that may not pose immediate danger to healthy adults.

As a result, standard detectors are calibrated to alarm only when CO concentrations reach relatively high levels for a specified duration. For example, a typical detector may not sound until levels exceed 70 parts per million (ppm) for an extended period. While this may prevent nuisance alarms, it also means that occupants could be exposed to lower levels of CO for hours or even days without any warning.

This is particularly concerning because prolonged exposure to low levels of carbon monoxide can still have serious health effects, especially for vulnerable populations such as children, the elderly, pregnant women, and individuals with heart or respiratory conditions.

What Are Low-Level Carbon Monoxide Detectors?

Low-level carbon monoxide detectors are designed to alert occupants at much lower concentrations of CO—often as low as 5 to 10 ppm. Instead of waiting for levels to reach a crisis point, these devices provide an early warning that something may be wrong.

Some models display real-time CO levels on a digital screen, allowing homeowners to monitor fluctuations and identify patterns. This added visibility can help detect issues such as malfunctioning appliances, poor ventilation, or intermittent CO leaks that might otherwise go unnoticed.

By providing earlier alerts, low-level detectors empower homeowners to take action before symptoms worsen or conditions become dangerous.

Why Early Detection Matters

Early detection of carbon monoxide can significantly reduce the risk of serious harm. Even low-level exposure can cause subtle but impactful symptoms over time. Chronic exposure has been linked to persistent headaches, memory problems, mood changes, and decreased cognitive function.

In many cases, people living with low-level CO exposure may not realize the source of their symptoms. They may attribute their discomfort to stress, illness, or fatigue, while the underlying issue remains unresolved. A low-level detector can help identify the presence of CO before it escalates into a medical emergency.

Additionally, early detection can prevent long-term damage to appliances and heating systems. A low-level alert may indicate that a furnace needs maintenance or that a vent is partially blocked. Addressing these issues promptly can improve efficiency, reduce repair costs, and enhance overall home safety.

Protecting Vulnerable Populations

Not everyone is affected by carbon monoxide in the same way. Certain groups are more sensitive to its effects, even at lower concentrations.

• Children have higher metabolic rates and may absorb CO more quickly.
• Elderly individuals may have underlying health conditions that increase their susceptibility.
• Pregnant women face risks not only to themselves but also to the developing fetus, as CO can impair oxygen delivery.
• People with heart or lung conditions may experience worsened symptoms at lower exposure levels.

For these individuals, a standard CO detector may not provide sufficient protection. Low-level detectors offer an added layer of safety by detecting potential hazards earlier.

Common Sources of Low-Level CO Exposure

Low-level carbon monoxide exposure can occur in a variety of everyday situations. These include:

• A furnace that is beginning to malfunction but has not yet failed completely
• A gas stove or oven used improperly or without adequate ventilation
• A fireplace with a partially blocked chimney
• Portable generators or grills used too close to the home

In many of these cases, the CO levels may not immediately trigger a standard alarm, but they can still pose a health risk over time.

Choosing the Right Detector

When selecting a carbon monoxide detector, it is important to look beyond the basic features. While standard detectors meet regulatory requirements, they may not offer the level of protection needed for comprehensive safety.

Low-level detectors are often recommended by safety experts, particularly for households with higher risk factors. When evaluating options, consider features such as:

• Real-time digital display of CO levels
• Adjustable alert thresholds
• Battery backup in case of power outages
• Certification from reputable safety organizations

Placement is also critical. Detectors should be installed near sleeping areas and on every level of the home. Proper installation ensures that alerts are heard promptly, even during the night.

A Small Investment with a Big Impact

Compared to the potential consequences of carbon monoxide exposure, the cost of a low-level detector is relatively small. Yet the benefits are substantial. Early detection can prevent illness, protect vulnerable individuals, and even save lives!

Many of today’s single-family rental homes are no longer “older” by exception, its becoming the norm.

The median age of the US rental stock is now the oldest on record at an age of 45 years old. (source: Aging US Rental Housing Stock: Implications for Construction and Value-Add Projects | Jay Parsons posted on the topic | LinkedIn) 

For property owners, that matters.

Homes built in the 70s, 80s, and 90s (or even older) can still be great for long-term investments. In many cases, they offer larger lots, desirable established neighborhoods, mature trees, and floorplans that continue to perform well as rentals. But as homes age, the systems inside them age too and that means ownership requires more than simply responding to repairs as they come up.

It requires more of a plan.

Think in Systems, Not Just Repairs

One of the biggest mistakes owners make with older homes is treating every issue like a one-off repair. 

A recurring plumbing backup may not be “just a clog.” It could be a sign of an aging drain line or sewer issue. Cracks, sticking doors, or uneven floors may not be cosmetic at all — they can sometimes point to larger drainage or settlement concerns.

The best way to care for an older home is to manage it by major systems, including:

• Roof and drainage
• Foundation and structure
• Plumbing supply and drain lines
• Electrical service and panels
• HVAC equipment
• Windows, insulation, and air sealing
• Exterior siding, trim, and caulking
• Decks, stairs, and handrails

Owners who think this way are far less likely to get blindsided by expensive repairs.

Have a Capital Plan Before You Need One

Every “older” property should have a 5–10 year plan for upcoming replacements and larger maintenance items. That doesn’t mean overcomplicating things. It simply means anticipating what’s likely to need attention before it becomes an emergency.

For most older single-family rentals, owners should be planning ahead for items like:

• Roof replacement  
• Furnace and AC replacement 
• Water heater replacement 
• Sewer or drain line repairs
• Exterior wood rot or siding repairs
• Window replacement or weatherproofing
• Deck repairs or rebuilds
• Flooring, paint, and appliance cycles

Aging homes rarely become expensive because of one big surprise. More often it is because the costs pile on when several deferred items hit at once.

Know the Common Trouble Spots: 

Every home is different, but certain floorplans and eras tend to show familiar patterns over time.

Two-Story Homes

Often require closer attention to:

• Upper-floor plumbing and bathroom leaks
• Window seal failure
• Stair and flooring wear
• Deck deterioration
• Heating and cooling systems failing earlier

Ranch Homes

Often need monitoring for:

• Basement or crawlspace moisture
• Sewer line issues
• Drainage and grading concerns
• Settlement around garages, patios, and stoops

Split-Level and Split-Entry Homes

Often require owners to watch for:

• Lower-level moisture intrusion
• Drainage around foundation walls
• Exterior steps and retaining walls
• Garage slab movement
• Handrails 

Budget for More Than Routine Maintenance

One of the biggest mistakes owners make is budgeting for an older rental home like a newer one. A home built in the 80’s should have a more thoughtful reserve strategy, because the cost of ownership extends beyond day-to-day repairs.

The healthiest ownership approach is to separate costs into three categories:

Routine Maintenance

The smaller repairs that keep the home functional.

Turnover and Refresh

Paint, flooring, cleaning, fixtures, appliances, and cosmetic updates between tenants.

Capital Improvements

Larger investments like roofs, HVAC systems, water heaters, sewer lines, decks, windows, and other major replacements.

When owners budget with these categories in mind, they’re much better prepared to hold an older home successfully over the long term!

Spend First on What Protects the House

In older rental homes, the most important dollars are often spent on the “boring” things tenants may never notice but that protect the property itself.

That usually means prioritizing:

• Drainage correction
• Roof and flashing repairs
• Leak prevention
• Electrical reliability
• Deck and stair safety
• Durable, low-maintenance materials

Re-Evaluate the Hold from Time to Time

Owning an older rental home can still make excellent long-term sense, but it should not be an automatic decision forever. As a property ages, owners should occasionally evaluate whether it still aligns with their broader investment goals.

If a home is requiring significant capital improvements, recurring repairs, or more management than expected, it may be worth asking whether continuing to hold that asset is still the best long-term fit. In some cases, the answer is yes. In others, it may make sense to consider repositioning into a newer or lower-maintenance property.

Final Thoughts

An older rental home does not need to become a money pit. But it does need to be managed intentionally. At the end of the day, the formula is fairly straight-forward: 

Plan ahead. Budget. Protect the structure. Preserve the systems. 

That’s how older rental homes continue to deliver long-term value. 

Need Help Planning for Your Aging Rental?

If you own an “older” rental home and would like help creating a maintenance budget or “long-term” capital improvement plan, I’d be happy to talk through it with you.

From replacement planning and repair prioritization to evaluating the overall condition of the property, we can help you take a more proactive approach with your investments.