Copy of Lease to Start Trash Service???? Really?!?

Question

Just got a call from a new tenant starting her services at one of my new rentals. The waste company wants a copy of her lease to start the service. Really? I have never heard of such a thing. A year ago this same company did not, to my knowledge, require the same thing at a different property. What is going on here? I don't even understand what they would get out of having it. These utilities are making it harder and harder to move the utilities billing from person to person. Thankfully the local cooperative that covers light and water is easy to work with (and all my rentals are within its boundaries). The Sewer District requires a notarized letter to move the bill into a tenants name, I have basically been forced into including it in rent (and eating the 5-10% increases every year).

Any suggestions on how to make these handovers smoother for my tenants-specifically with the garbage company?

Thanks,

Eric

Any suggestions on how to make these handovers smoother for my tenants-specifically with the garbage company?

Thanks,

Eric

Kyle Hipp · Answer

I am curious why the tenant does not have a copy of the lease in which they can provide the service provider?

Marcia Maynard · Answer

Call the utility company and let them know you are the owner of a rental property at  _______ address, let them know you have a new tenant by the name of _______ and that you have asked the tenant to contact the utility company to establish the utility account in their name. Ask the utility representative for their help in completing the transaction. Listen to what the utility company says.

They may have changed their policies recently and need to get verification from you about the change in occupancy and a directive from you, as owner of the property, as to what name you want on the billing. I usually do the change of utilities at the time of tenant move-in with both me and the new tenant on the phone with the representative. Works like a charm.

There may be a logical reason as to why the utility company has asked for the documentation. Ask. It may be to deter fraud, as some people use rental addresses in which they do not live to establish "proof of residency" to get a driver's license or to get in-state tuition.

Eric B. · Answer

Ok so I called them and here was the deal:

Previous owners tenants (multiple) had not paid their final bills (shocker).  So they asked for the lease to prove that the new tenants were not the old tenant (I suppose that is reasonable) I asked very nicely if there was anyway we could separate the owners and have that work.  The nice service person went on the county records site and found the sale records and was able to see I was the new owner.  She then asked me to have my new tenant call her specifically and set up the new account so there would be no further problems.  Very nice ending.

I basically just took @Marcia Maynard 's advice.  I really like her suggestion of calling the utilities at move in with the tenant (brilliant!).  Only issue that I might have is that the CoOperative water/electric utility is still manually reading meters so it isn't instant.  I also tend to do movein/moveouts on weekends which they are obviously not open durring those hours.

I recently @Jeremy Pace added a fine for failure to hand over utilities..... I rent to college students and we all know how big of procrastinators they can be.

@Kyle HippYes they have a copy (yikes!) but I understand why they were reluctant to hand over a private contract to a utility it's not really their business.

@Joe CummingsMe either and my tenant is the daughter of a TX landlord and she didn't get it.  In this county it's a government granted monopoly for trash service for better or worse...

@Mark Brogan I agree that they are trying to protect themselves and applaud them for that.  However, I see moving the cost of dead beat tenants to the landlord as another symptom of our society divorcing individual consequences from individual actions.  It's a slippery slope and I am sure we could have an interesting discussion on that alone...

Keep your head down and don't ask questions huh? @Randy E.  I did feel a bit silly for posting when it went away so easily with one phone call.  Oh well hopefully someone else can learn from the discussion.  Macia's tip was totally worth all this typing!

@Mike OstermanOur regional gas utility requires a credit check and deposit but once you have established 12 months good payment history they refund it.  I recently hooked up gas after a 10 year break and they had my payment history saved..... and no deposit!  sweet.  I really hope utilities stay away from this as these additional deposits are hard on my tenants who are usually moving out on their own for the first time!  I actually don't like having rentals with gas for this very reason....

@Steve Babiak I like the idea of alerts as it allows me to jump in and deal with a problem before it becomes an issue.  I havent had any nonpayment of utilies yet but I suppose it's a matter of time.  I have always made sure that the utility has my contact info and I let them know its a rental but I have never asked about a formal process.  The water and electric coOp is always good about calling me to confirm when the billing is changed, they do an awesome job!  Garbage is a little different in my mind as bills are paid in advance and they could not pickup garbage if the bill isn't paid....right?

Well alls well that ends well, now about that vacant unit and the slow rehab.... :)

Steve Babiak · Answer

Some people just can never see issues from the perspective of the other party / parties involved.

So pretend you were the operator of a utility service of some sort. And you get burned by non-payments attributed to supposed "rentals", that might just be scammers from Craigslist or squatters. Wouldn't you want to see some sort of proof that the renter is legitimate?

Some utilities offer landlord programs to alert to name changes, since it might happen without the landlord's authorization. And they can alert the landlord regarding when service is shut off, whether due to non-payment or move out; this could leave a unit unheated in the middle of winter for example, and you would want to know about that.  You might want to inquire into this.

Mark Brogan · Answer

in my area @Eric B.

the utility companies are trying to go after the homeowners for the unpaid utility bills such as water and electric

Marcia Maynard · Answer

I agree. For utilities which we require tenants to pay, we have an agreement with the utility companies to notify us if the tenant starts or stops service and to put the account back into our name as necessary. By doing this, utilities are never shut off (thus avoiding a reconnect fee), the property can be kept at acceptable temperature levels, and we are notified of the change in service and can address issues more effectively. We are a community player and the utility service gets paid.

For utilities that can become a lien on the property if not paid, the utility company sends us copies of the tenant bill, notification if a tenant account is past due and warns us if the account is in danger of utility shut off. I like getting copies of tenant utility bills because I can spot problems early on, such a tenant getting behind on their bills or an unusual spike in service use. If the latter, for example, is it a water leak or have extra people moved in? Good to know.

Jeremy Pace · Answer

@Eric B.

Now that you know about this, it should be easy to get all of the rest of your rentals ready.  When you have your tenants resign their lease (which I'm certain you do annually), make sure you've made this revision.

Mike Osterman · Answer

Yep. My county requests too. In fact I have to give a deposit to turn on water.

Randy E. · Answer

In my city, the city provides for trash removal.  Charges (much more reasonable than hiring a private trash firm) for trash removal are included in the water bill.  A few months ago, the city-provided waste can was broken.  The tenant told me and I called the city to get a replacement can.  The rep asked me who's name was on the water bill for that address.  It was the tenant's name.  The rep said only the person whose name is on the bill could call and request a new can. Even I, the homeowner, could not do it.  I told the tenant, he called, and a new can was delivered the next day.

Don't bother asking why.  Just comply and you'll have one less thing to worry about.  Being a landlord presents enough things to occupy your mind's time.  Don't manufacture this as a concern.

Joe Cummings · Answer

As a homeowner I have never even been asked if I rent or own for trash service.

If someone did, I'd just call a different trash company.

Copy of Lease to Start Trash Service???? Really?!?

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