Clever Ways to Navigate around Tenant Friendly Laws in your state?

Question

I am in Connecticut and interested in novel ways landlords have figured out how to navigate around the variety of tenant friendly laws?

Nicholas L. · Answer

@James McGovern

there's really no 'navigating around' them... you want to

have quality properties

hire strong PMs

perform lawful and thorough screening

proactively manage issues as they arise

Mark F. · Answer

I'm not I'm CT but your neighbor a bit south in NJ. The "clever" ways I've learned is to know the LL/tenant laws inside and out, screen tenants heavily, be diligent on 6 month unit inspections, and the biggest one IMO, I do M2M leases.Knowing the confusing LL/ tenant laws and reading the guide my state puts out allows me to try not to get myself into bad situations. My realtor and I screen tenants really well as I'd rather take a vacancy for a few weeks than get desperate and let someone who will be a crap tenant into my unit. Diligent on 6 month inspections gives me an idea on how they're going to be as tenants when I do that first one, and allows me to nip any issues in the bud (or is it butt?).The last one, month to month leases, some people disagree on. For us in tenant friendly states, I like them as they enable me to be nimble. If a tenant wants out, I don't want to stop them. Why would I want someone in a unit they don't want to be in? Conversely, if there's an issue, I may be able to use legal ways to entice them to leave, mainly rent increases. Last thing is verbal judo. Seriously, talk to your tenants like human beings. You'd be surprised what they are willing to do when you see how you can accomplish a win win instead of this mentality a lot of LLs have which is "its my property, I own it, get the hell out". Are they right? Sure but there's a lot of old sayings about getting people to do stuff thinking it's their decision and not yours. Don't listen to those who don't or haven't invested in tenant friendly states. They just want to take the easy road ;)

Jonathan R McLaughlin · Answer

In all seriousness, phrasing the question that way on a public forum is not a great start.

Screen well, treat people fairly, fix problems quickly, keep records.

Colleen F. · Answer

@James McGovern Aside from know the laws and screen well if you make a mistake and get a tenant who is very problematic let them out of the lease as soon a possible. Better out now amicably then constant complaining.

When showing, be careful what you say but let them talk as much as they want. Alot of bad tenants will overshare.

Check the facebook page.  (Tenant says "I have no animals", Facebook page says most important thing in my life is my fur babies). application denied.

Know what you can put in your lease and update as needed.

Network to get tenants. Good tenants may know other good tenants.

I think these work anywhere but help more in tenant friendly states.

Joseph Guzzardi Jr · Answer

@James McGovern not really any way to get around. Just need to be prepared and act fast when you need to. Have 1-2 eviction attorneys at your finger tips in each county. Don't be patient with late or back rent. If it's due by the 5th and it's not in, enforce the late fee, document and continued lateness is cause for eviction.

Joseph Guzzardi Jr · Answer

@Mike Adams you can begin to charge utility fees for water/sewer to reduce your expenses. Can also state repairs under a certain AMT are tenant responsibility or repeated repairs is tenant responsibility on lease renewal. Not a huge difference but can help if only able to increase the income in small amounts.

LeeAnn Owens · Answer

Hey James,

I currently have a property in NY so I feel you’re pain.

1) Make sure you’re familiar with the laws. Have a good lawyer on standby for any questions. Have them either write or review your lease.

2) High quality properties attract high quality tenants. Have a property that people want to stay in.

3) Tenant screening is key. If they seem even a little bit problematic during the screening process they will be 10x worse once they’re in.

4) Look at their rental history and employment history (to the extent that you’re allowed to). You probably wouldn’t hire someone who has had 4 jobs in 4 years, so don’t take on a tenant who moves every year. The credit check I run verifies income for the last 3 years. If they’re having to call 3+ employers that tells me a person may be problematic/ can’t hold a job long. I’m not renting to them. 5) I had my rental inspected twice and had the fire department come out to make sure everything was up to code. I had a problematic tenant who was late on rent threaten to call code enforcement on me, to which I was able to say “please do if you have any concerns”. You want to be able to be confident that you’re in compliance with local laws, codes, regulations, etc.

6) Be proactive about tenant issues. If tenants feel heard and well taken care of, they’re going to return the favor and be good tenants by taking care of your property and not starting problems for you. (hopefully, there is always the exception)

Bruce Woodruff · Answer

How about moving to a LL friendly state?

Brian Kloft · Answer

I agree with others, proper screening of tenants, doing what you are supposed to do, don't be a slumlord, respect your tenants and treat them nice. Those are the main things to do. Also know the rules and laws so that you don't step on a landmine.

Mark F. · Answer

My eviction attorney disagrees with you on no judge in nothern NJ evicting a tenant over a lease violation. Behavior can be lease a violation, as long as it's reasonable,  as described in letter E of eviction reasons in NJ Truth in Renting PDF.

Clever Ways to Navigate around Tenant Friendly Laws in your state?

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