Who Pays for the Locksmith?

Question

I closed on a 6plex about 3 weeks ago, so I am NEW in the business and I currently SELF–MANAGE to learn the ropes...

A tenant got locked out of their apartment and did not have a key. Since I work full–time, I had them come to me to get a key and make a copy. When they got back to the apartment the key only unlocked the bolt, but not the doorknob. Since she was pregnant and her husband was out–of–state, I sent a locksmith to the door to let her in. I got hit with the bill for $86.42.

Since it is technically my responsibility to have working keys, I am guessing that I did the right thing even though: (1) I inherited the previous owner's non–working keys, & (2) it was the tenant's lack of planning that put them in this situation (the tenant's key DOES work, but they did not have it on them).

I know this is not a big deal either way, but just interested in "industry standard practices" on this?

Thanks for any feedback!!!

Jeff B. · Answer

To keep tenant relations, use the rule:

"I'll do this once, but next time you will pay for  the locksmith and all charges".

Victor N. · Answer

You can also use a written month to month rental agreement to add your terms and rules after the existing lease expires.  That way you have an agreement signed by the tenants without locking yourself into a new lease.

Jeff Bridges · Answer

you have to adhere to existing lease terms, so you should let all of the annual leases play out, but once they turn month to month (or 60 days prior to lease end, email lease renewals to tenants), re-assess each property to see if you need to raise or modify rents to match market values. Then ask them to sign a new 12 month lease if that is your desire and make sure you implement the new rent price if that is applicable. You can't add all of these addendums unless you add this fresh lease with the new addendums and specific policies that the last landlords did not likely implement.

Jeff Bridges · Answer

It's all what you have in your lease. Even if I have to provide the landlord keys to let them gain entry, I charge them for my time and charge even more if it is during non-business hours. $25 during business, $50 after business hours. If I am not in town or around, the lease also dictates that tenant is responsible for locksmith fees and needs to provide copies of the new keys to the landlord after locksmith replaces the drilled out core. This covers me for my time delivering new keys and if a locksmith is used.... I put this in my addendum under lock-outs if I have a template lease depending on what state rental I'm working on.

Sounds like you didn't check that all of your keys worked and could have avoided a locksmith if you had good landlord keys. I might have cut the tenant slack if they picked up the extra set and returned them shortly after. But yours were no good, so a locksmith was required. bad luck and initial diligence on your part...

Cedric Van Duyn · Answer

That sounds really solid, thank you for the advice!

Cedric Van Duyn · Answer

Thank you Victor, you are not the first person to suggest a month–to–month rental agreement as opposed to a lease. I find myself in a tension between the peace of mind in knowing that a tenant is going to be there for a full year (no worries about them moving), or the control that the m2m rental agreement provides. I guess that with potential damage to property, etc., it is better to have the control of a m2m

Cedric Van Duyn · Answer

Hey Jeff, thank you so much for the clarity!! This gives me the space to prepare the new Rental/Lease Agreements and the Addendums so that I can systematically update them.

Cedric Van Duyn · Answer

Yep, I am a newbie and didn't check the keys properly. Lesson learned for next time! Also, I should now go ahead and check all the other keys!

Also great advice about adding the addendums. I need to go ahead and do that.

Question: Is it standard practice to renew the leases when purchasing a new property? Do the old leases trump my desire to update (& upgrade) the current leases? OR do I have the right as the new owner to go ahead and renew the leases in spite of the fact that some of them are agreements that go through to next year? Thank you for your advice!!!

Who Pays for the Locksmith?

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