New landlord - questions about utilities, time frames, and other

[Peter Hroph]

Hi,

I'm in the process of purchasing my first property and have few basic questions that I would like to get your input:

1. How do you verify that tenant signed up for utilities under their name? (ex. electric / gas).

When you call Nstar/National Grid to sign up for new service, they do not send any proof (until first bill is actually due, assuming I don't sign up for online billing). Therefore, how would I even request any proof from the future tenant that they have indeed signed up? In my town, utilities are turned on even when there is no name attached to the bill (therefore I assume owner would get billed at the end?). In addition, utility company will not disclose person's name anyway.

2. What is the timeline when you require tenant to give you first month's, last month's, and deposit? Is it during signing of the lease, or on a move-in day? Else? How many days in advance?

3. When communicating with tenants, do you use e-mail? Do timestamps/headers of the e-mail hold up in court as a proof that a notice has been delivered?

Appreciate your input.

Peter

[Brie Schmidt]

1. How do you verify that tenant signed up for utilities under their name? (ex. electric / gas).

We are able to set up landlord account with our utility companies (triplex buildings) so that during a transition the account automatically defaults to us when they cancel. So we get notifications when the account gets moved in and out of our names. This is especially beneficial with People's Gas in Chicago because without a landlord account they require an inspection each time the account transfers names. Now I just get 1 meter inspection every 2 years.

2. What is the timeline when you require tenant to give you first month's, last month's, and deposit? Is it during signing of the lease, or on a move-in day? Deposit due at lease signing 1st months rent due with keys

3. When communicating with tenants, do you use e-mail? Yes. Our tenants also text us for most communication but we ask that any issues/repair requests be sent to us via email