New To Being a Landlord, What steps should I do next?

Question

This past August I closed on my first rental property (have done 3 Fix and Flips prier). So, this the Tenant that was in the home (S8) was fine until it got time to move out. she moved out the end of Oct., so I began to rehab the property to get it ready for the next renter. Yesterday I got a call from the tenant saying that did I know that the door to my house was missing. When I arrived the property today. The door was missing, someone stole the whole outside a/c unit (cut the wires from the house) and took the hot water heater from out back. letting water spill from the main line all over the place after it was supposed to be cut off.

I'm thinking this was in inside job due to how the ending of the relationship ended. She got upset and blocked my number due to me not wanting to renew her lease. since her moving out I finally changed the locks on the doors last weekend then all of a sudden this happens. When she called, she was "randomly stopping by" to see if she had any mail that the house same week.

They were both brand new installed by the previous owner months before I bought the home.

While talking to the next-door neighbor, apparently this happened Monday/Tuesday. I filed a police report. should I file a claim with my insurance? and will it cover the stolen property?

Also, what are some precautions I can take to prevent this from happening again? I'm used to having a project manager to stop by my flips periodically. Should I just bite the bullet and get a property manager to oversee the property, since it's a decent drive and I'm unable to get there on weekdays.

Thanks! hope everyone is having a blessed weekend!

Eliott Elias · Answer

If you are buying property in the hood, this comes with the territory. Have your contractors pack up all their material and anything that can be stolen at the end of each day. You should be expecting petty things like this.

Greg Scott · Answer

Yes, you should file an insurance claim.  Insurance should cover vandalism.  Insurance on a rent property doesn't cover personal property so I would not call it that.  What was stolen was part of the house, so vandalism.

I'd be surprised if your prior resident did the damage because she pointed the finger at herself by calling you. (Of course, people have done dumber things.)  Before re-renting, I would get a report from the local police to see if this is a regular occurrence in that area.

Michael Smythe · Answer

Section 8 tenant means you have Class C property, Class B at best.

So, you need to secure the property as needed.

Your profile doesn't have any info on where you are located, but why do you need a/c? Not required for Section 8 rentals unless in hot temp area.

Hiring a PMC won't solve break-in problems, unless they have a plan. So, something to use as a screening question for PMC interviews:)

Colleen F. · Answer

@Quinton Thomas   She may know or suspect who did it because she told her friends she moved and she told them she was upset with you. I would not work on cameras I would get them in there right away.   Not sure how a property manager would have prevented this but if you want one hire one.

Mark Cruse · Answer

When you buy in these areas that is the dynamic you have to mitigate. If you are not going to be there often, without question you are going to have to hire someone who can. You will eat way into your bottom line without one. When getting another condenser try putting it in later when you are coming close to being done and ready for marketing. Also, you will need to cage it down. Sounds like you are going to need a security system with ring cameras or something like that. Without someone there on top of the situation you become a mark and people will break in at will do continue steal and do damage. They day you put all your appliances in is the same day they all move out the back door. Get that PM. Just the nature of the beast.

Quinton Thomas · Answer

Thank you for your reply! I'm currently looking at getting security cameras and all the windows have blinds in it. But know that you say that the previous owner had installed the front door with big see through glass down the middle so it would be easy to see it's vacant

Derrick Young · Answer

Sorry to here that my friend I recommend you get a property manager file a claim and follow the process. It will make your life a whole lot easier. People make the mistake of thinking they can save money by not getting a property manager but it will save you time and money in the end. I just recently sold my property in Birmingham, AL I can give you a recommendation as well.

Quinton Thomas · Answer

Interesting never know that you didn't need a/c. I'm in Alabama, house located in Birmingham. I do notice though that most of the homes on the street just have window units instead. so that possible could be an option since I will be replacing some windows already. I didn't install the a/c or the water heater that was all the previous owner's work.

brought it up and have different plans for to help prevent break-ins, but even banks get robbed lol.

Guess I need to look more into what is and isn't mandatory for S8.

Quinton Thomas · Answer

Thats what I'm thinking as well. however, it's a part of the game that I love to play. A property manager won't prevent this from happening again but will help with getting the tenant into the home and renovations done quicker. Or at least having more activity around the house instead of how much dead time it has with me being responsible. since I live an hour and a half away. With a PM it would definitely help with your point in getting someone in there as quickly as possible.

Quinton Thomas · Answer

Thank you for the reply! just got in contact with a property manager that I was planning on using at the beginning but decided against it by being too money hungry. The plan is to towards closer towards the next tenant moving in. that's when all the appliances and top ticket items will be installed. like you said it's a part of the game!

New To Being a Landlord, What steps should I do next?

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