how do you discourage tag-along boyfriend occupants

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how do you discourage tag-along boyfriend occupants

Dan C.
Milwaukee, WI · Member since 2013 · 384 posts · 109 votes

How do you discourage tag-along boyfriend occupants?

I almost rented a place out to a young woman but it ultimately did not work out.

However as it fell through I recognized that she had fully intended for a boyfriend to move in with her.  I had met the boyfriend once, but he had never applied and it was not mentioned initially that he would be living there.

I write on my qualifications that everyone 18 and over must fill out an application.  Any other thoughts on ways to discourage this.

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Joe Bertolino
Investor · El Dorado Hills, CA · Member since 2012 · 1k+ posts · 1k+ votes
11y
I let them know that I care about the safety of everyone in my buildings and therefore I need to run credit and criminal checks on everyone living there. If they push back I ask "how would you feel if your next door neighbor moved in a boyfriend or family member that was a registered sex offender with a record of violent crime?" I am sure your boyfriend is a great guy but I have these rules to protect all of my tenants, including you.
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  • Mike Sedlacek
    Portsmouth, VA · Member since 2015 · 330 posts · 191 votes
    11y

    In our lease agreement is stated anyone living in the apartment other than the applicant must register with us as an addendum to the lease with an additional monthly charge of $125.00 after they are qualified. Also thier vehicle must be registered with us. Our apartment parking lot is small and only enough for one car per unit. Other cars have to park in the street. We have towed cars out of the parking area that didn't belong there. We also have in our lease that we are notified of anyone staying in the unit not on the lease to notify us immediately. Such as a friend or relative visiting for a short stay under 2 weeks. 

    There are times we find out about someone had moved in without our approval and we have sent a notice that we will terminate the lease as per the existing lease agreement regarding this manner. We do give them 10 days to rectify the situations.

    3Reply
  • Michael Noto
    Real Estate Agent · Southington, CT · Member since 2008 · 5k+ posts · 3k+ votes
    11y

    Don't rent to single women with boyfriends is the only way to prevent it.  I mean, what else can you really do?

    It's obviously against the law to discriminate against single women though.  It is just an issue that landlords have been dealing with since the beginning of time.

    Screen the tenant good enough where at least they are the kind of person that will be honest and upfront when the boyfriend moves in.  If you are in an area where people are intentionally deceiving you and being scumbags about it, you probably bought in the wrong area.

    0Reply
  • Michael Noto
    Real Estate Agent · Southington, CT · Member since 2008 · 5k+ posts · 3k+ votes
    11y

    Also, what does your lease say about the issue?  Enforce it to the letter is your other option.  Hard to ditch a paying tenant though.  Tough spot for sure.

    0Reply
  • Dan C.
    OP
    Milwaukee, WI · Member since 2013 · 384 posts · 109 votes
    11y

    @Michael NotoPer the lease I would have no problem getting rid of them if he did not apply and sign the lease.  I'm just curious how people best deal with this out front.  And I have no problem leasing to a single woman.  But their boyfriend will have to apply and sign as well.  I disagree that encountering deceptive applicants is a sign I bought in the wrong area.  I think its a great area and I have found tenants I believe to be good ones.  Dealing with these issues is simply something you have to contend with to be a successful landlord.

    @Mike Sedlacek   Thanks for the advice.  I suspect in our state we can't charge extra per person like that, because I have never seen that done.  I just want to know who they are and have them on a lease if they are living there.

    2Reply
  • Michael Noto
    Real Estate Agent · Southington, CT · Member since 2008 · 5k+ posts · 3k+ votes
    11y

    If you bought in a good area and the tenant is reasonable you should be able to work something out. Best of luck. 

    0Reply
  • Joel OwensBusiness Member
    Moderator
    Real Estate Broker · Canton, GA · Member since 2010 · 15k+ posts · 11k+ votes
    11y

    Having frequent inspections written into the lease generally shows you want to maintain the asset to check for repairs and enforce lease provisions.

    If they know you are a "loose landlord" where they think they can get away with stuff they will try. You can't eliminate what people do but you can try and legally discourage it. Sometimes life events just happen and the new tenant needs to be qualified. Landlords making lemonade out of lemons sometimes is just part of the business.   

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    1Reply
  • Joe Bertolino
    Investor · El Dorado Hills, CA · Member since 2012 · 1k+ posts · 1k+ votes
    11y
    I let them know that I care about the safety of everyone in my buildings and therefore I need to run credit and criminal checks on everyone living there. If they push back I ask "how would you feel if your next door neighbor moved in a boyfriend or family member that was a registered sex offender with a record of violent crime?" I am sure your boyfriend is a great guy but I have these rules to protect all of my tenants, including you.
    5Reply
  • Marcia Maynard
    Investor · Vancouver, WA · Member since 2013 · 3k+ posts · 4k+ votes
    11y

    Have a clear guest policy and a clear way to deal with unauthorized occupants in your lease/rental agreement. Have your lease/rental agreement available at showing for prospective renters to read. Discuss your lease/rental agreement with new tenants at move-in. Enforce what is in your lease/rental agreement.

    Here is a sample from ours:

    OCCUPANCY.  Tenant agrees that the premises are to be used and occupied by Tenant and members of Tenant’s immediate family only as specified in this rental agreement, namely _________________________. Other persons may not move into the premises, even temporarily, without Landlord's prior written consent.  If Tenant allows a person to occupy the residence without Landlord’s consent, Tenant agrees to pay a penalty fee of fifty dollars ($50) per violation, per person.  

    GUESTS.  Landlord will allow Tenant to host guests on the premises and Tenant agrees to accept responsibility to ensure guests do not violate any of the terms of the rental agreement. Tenant agrees to obtain prior written consent from Landlord for any guest staying more than fourteen (14) days in any 12 month period.  Landlord may at any time ask guests to leave the premises for violation of any of the terms of the rental agreement.  If a guest stays for more than 30 days, Landlord will require guest to either leave immediately or, upon approval of Tenant and Landlord, enter into a written agreement for further occupancy or tenancy.  If a guest refuses to leave after being asked to do so, Landlord may give legal notice to terminate the tenancy, resulting in the removal of both Tenant and guest.

    4Reply
  • Anna Fuchs
    Real Estate Investor · Minneapolis, MN · Member since 2016 · 9 posts · 1 vote
    9y

    Question: Our lease clearly states only occupants on lease are allowed to live there, and I made that extremely clear to our incoming tenants verbally and in writing. I'm hearing from another tenant that one of mine has moved in a sig other and possibly a mother too. I have no problem enforcing our lease and threatening/going through with eviction, however I'm curious how I would prove that she has additional adults living with her. Has anyone had a strategy that works to test out if others are living in the unit with the tenant? Thanks!

    0Reply
  • Andrew Johnson
    Real Estate Investor · Encinitas, CA · Member since 2016 · 3k+ posts · 3k+ votes
    9y
    Dan C. What about taking Mike Sedlacek 's idea and just change it to charge $125/month to park and additional car overnight per month? It would treat a second tenant the same as someone who wants to keep a second car on the lot. I've never done it but parking seems like it could be an objective concern (congestion) that doesn't take into account the people side when it comes to an application. Now monitoring it is a different story...
    0Reply
  • Franklin Romine
    Visalia-Fresno, CA · Member since 2009 · 1k+ posts · 863 votes
    9y
    A good way to discourage that is by not renting to them...
    0Reply
  • Jeff B.
    Buy & Hold Owner · Redlands, CA · Member since 2015 · 5k+ posts · 2k+ votes
    9y

    Catch more flies with sugar!

    I tell every single woman that if she wants her boyfriend to move in, all I need is a completed application and an addendum stating that they both have full responsibility for the lease, regardless of which one might terminate first in the future.

    Seems to work for me - - I don't fuss over the qualification of the BF, but just verify employment and earnings.

    4Reply
  • Deanna McCormick
    Minneapolis, MN · Member since 2013 · 2k+ posts · 1k+ votes
    9y

    Month to Month,, 

    tag and tow unauthorized cars on the property..

    0Reply
  • Camie Jelinek
    Real Estate Agent · Dexter, MO · Member since 2015 · 24 posts · 9 votes
    9y

    Clearly out line in your lease the policy on additional tenants. Including a time frame that determines someone is a guest vs roommate. I certainly would screen the person the same way as all other tenants. All to often you have a girl go rent an apartment and pass the background screen  then move in the boyfriend that has a rap sheet a mile long. She can't put him on the lease because he can't pass the screening so he's just a "visitor". That's when you get into trouble. 

    Here is one thing I ran into. The couple is not "serious" to the point that the boyfriend staying 5 nights a week wants to be financially responsible for her apartment -understandable. So just let them know anyone who is going to be around that frequently needs to screened, and listed as an additional or even "occasional" tenant. You don't have to have them sign the lease for financial responsibility, but just so that you know who you have on the property. That should clear up any sneaky "guests". 

    1Reply
  • Thomas Hickey
    Real Estate Investor · Peabody, MA · Member since 2013 · 304 posts · 91 votes
    9y
    Camie Jelinek I have run into this over the years as well. One boyfriend even moved in a very aggressive pit bull and had a criminal record. The girlfriend on paper a saint. I agree with everyone on doing it the right way but have one point to make. If you screen and put a person that is being a general problem on the lease you have a person who is more likely to be a deadbeat/ professional tenant legally entitled to a hearing in court. Sometimes better to terminate the lease with the girlfriend that actually seems to care about her reputation/ credit.
    0Reply
  • Camie Jelinek
    Real Estate Agent · Dexter, MO · Member since 2015 · 24 posts · 9 votes
    9y

    Oh I totally agree - If they are a problem tenant they have to go-girl and all. I just meant that if the only issue you have is that a guy is seen coming and going let the girl know he's there more than a "guest". He has to be screened and listed on the lease as "financially responsible" or "other tenant". If he's got a bad record he cant be there.

    0Reply
  • Andy D.
    Investor · Zürich, Zürich · Member since 2016 · 292 posts · 115 votes
    9y

    I'm a bit surprised by some of the comments in this thread with respect to (single) women. Is this seriously how some people think? I personally despise that attitude. Then again, it's not relevant to the OP's question, really, as he clearly stated that he has no issue with this (which I can only approve of and therefore also voted on his very reasonable reply). And why should he. His question was a practical one, not one of judgement.

    Thankfully, there were some sensible answers, such as having proper wording in the lease (which, in praxi, mostly does not help to prevent issues...) as well as doing checks, and - oh dear divine entity forbid - proper communication prior to concluding an agreement.

    @Dan C. For what it's worth, I'd take a mix of what you have read here to discourage this for the future: have proper wording in the lease and, depending on the single (?) person's situation, specifically point out this fact should you get the feeling that this could be an "issue". It's about communication. Most people might not think of this being a relevant topic! Therefore one should point out reasons why it is relevant. Most people will understand such reasoning. I can't really see any issues deriving from such an approach. Certainly has worked for me! Good luck.

    0Reply
  • Andy D.
    Investor · Zürich, Zürich · Member since 2016 · 292 posts · 115 votes
    9y
    Originally posted by @Deanna McCormick:

    Month to Month,, 

    tag and tow unauthorized cars on the property..

    Deanna, while I typically agree with your posts, the one above I find not practical to a certain degree, plus it portrays a "policing" attitude. A landlord should not need to constantly "police" the premises and fine tenants and/or others. That's trying to cure the disease, really. It should start with screening. And if that didn't work, resulting in issues requiring the removal of unauthorized verhicles and such: get rid of the tenant. Don't goof around by fining "guests".

    Also, while apparently you and Greg are big fans of M2M: I have never had any issues with non-m2m leases. I therefore cannot subscribe to m2m being the solution to everything. It simply is not.

    0Reply
  • Chuy Gonzalez
    Investor · Long Beach, CA · Member since 2012 · 313 posts · 190 votes
    9y

    I have a clause about all people 18+ must be on the lease, and more than 2 weeks is a tenant....but...Apparently I am not the only that has trouble with this. Usually when this happens to me, it is with a bad tenant, and this is one of many other things about them I don't like. I have never had a good tenant that pays on time, try this monkey business....coincidence? I think not. 

    Send them a 3 day notice to correct the situation, and follow through with an eviction if they don't fix it. 

    I will also vouch for the fact that women that are dating are worse offenders than men. 

    0Reply
  • Tyler Ansell
    Investor · Tampa, FL · Member since 2015 · 293 posts · 175 votes
    9y

    We have these all the time in our college complex (570 beds). Obviously you have the wording in the lease to enforce them to leave. Proving they are "living there" is kinda tough.

    We look for the following indicators and notate each either in their file or via letter to the tenants:

    Extra vehicles

    Seeing boyfriend without tenant

    If you're in the unit, boyfriend there without the tenant (note: we usually make them leave with us and we lock them out)

    Boyfriend calls or comes to your office for anything

    Check unit for 2 toothbrushes and extra shoes. Always the killer. Who leaves their toothbrush somewhere they don't stay at a bunch?!

    Again-NOTE NOTE NOTE NOTE. It's hard to prove.

    1Reply
  • Kelsey Breedlove
    CPA and Real Estate Investor · Norman, OK · Member since 2017 · 16 posts · 19 votes
    9y

    My question is (and it looks like I might be in the minority here) -- who cares?

    Let me explain. You've vetted your applicant, they have enough income to meet your qualifications, and you have explained the rules and responsibilities of the lease to them. 

    If their boyfriend moves in, the tenant that signed the lease is still responsible for paying rent and for any damages done -- whether by the boyfriend or any actual guests. 

    Another thought -- are you charging different rent prices for single people versus married couples? If not, then why should one additional person in the house make you tack on $$/mo, other than pique?

    Also -- out of honesty I'll admit that I have a clause on my leases that states that I can charge extra for an additional person moving in, and that it's not allowed without an approved application. But I really have it in there just for "in case" situations.

    0Reply
  • Michael Boyer
    Investor · Juneau, AK · Member since 2015 · 980 posts · 741 votes
    9y

    Good topic. By far, my most problematic occupants have come as tag-alongs... and that is part of the problem. Both genders are pretty equal offenders, though, in this tenant mischief. It happens from time to time. 

    It subverts your screening process (often why they were not upfront--past problems) when someone brings in a bootleg occupant.

    And it is hard to be a good landlord when you don't know who is living there (their background, contact info, etc). 

    A landlord can't be certain tenant standards are met or even communicate basic living information (be it about wet paint, parking or a safety issue) unless the tenants go through the proper process. 

    I like many of the ideas here. I have a similar lease provision and mention it in onboarding and enforce it. 

    Guests can stay up to 14 days, after that they need to do an application (and get on lease) or move on.

    That said, I have had it work out okay, too, especially when the tenant is upfront about it (the proposed live in situation or bringing in a roommate) and the new person meets my criteria. You can potentially get two good paying tenants. 

    And you are up against some powerful natural forces with people coming together. I have seen everything from love to money (some tenants seem to be budding landlords and want to split the rent) bring me a "surprise" occupant.

    I like some of the tips for discovering the situation, too. A new car (or even a bike) there at all hours is a tell tale sign. Other tenants may let you know. And a "new" face hanging around can be a signal.

    Remember to screen the new person fully as I have seen the original tenant move on and you are left with the add on and it will be better if they meet your standards.

    Best of luck!

    0Reply
  • John Weidner
    Chicago, IL · Member since 2014 · 710 posts · 200 votes
    9y

    I'm with @Kelsey Breedlove who cares if they pay rent and don't destroy the place

    I see this as a Non Issue 

    1Reply
  • Wesley W.
    Rental Property Investor · The Vampire State · Member since 2013 · 2k+ posts · 2k+ votes
    9y

    The problem with that @Kelsey Breedlove and @John Weidner is that if your tenant of record vacates, you could be stuck with a personvliving there whom you don't even know their legal name (much less anything else), whom you don't have a legal contract with, but HAS FULL TENANT RIGHTS.  (At least here in NY they do.)

    Have fun trying to properly serve someone living in your building whom you don't have any information on. 

    1Reply
  • Jill F.
    Investor · Akron, OH · Member since 2016 · 2k+ posts · 4k+ votes
    9y

    Pet rent? ;)

    0Reply
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