Required to give Landlord's Name and home address in WI...

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Required to give Landlord's Name and home address in WI...

Cody Barrett
Phoenix, AZ · Member since 2015 · 345 posts · 138 votes

Just looking to get some recommendations here or further clarification on this required disclosure for Wisconsin landlords... 

Disclosure to Tenants

  1. Before the parties enter into a rental agreement, the landlord must disclose:

    •  The name and address of the landlord or the landlord’s authorized agent

The first bullet point makes me nervous because who wants their tenants knowing where they live?? I can understand points of contact and who specifically but the address too?  Any Wisconsin landlords out there who have a solution to keep yourself protected besides just being an awesome landlord that no tenant wants to retaliate against lol since they'll have your address?  

Thanks everyone!! 

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Scott Schultz
Rental Property Investor · West Bend, WI · Member since 2015 · 931 posts · 598 votes
10y

trust me, they can find you, I found you in about 60 seconds, so unless you set up a "office " or run it through a management company, you will be found. 

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  • Chad Nagel
    Rental Property Investor · Fond Du Lac, WI · Member since 2016 · 215 posts · 136 votes
    10y

    I have ran mine thru my office building or a PO box.  Tons of options these days with virtual mailboxes or set up a box at ups store. Unsure of the cost at the UPS store but it comes down to what your privacy is worth to you.

    I have 38 units and not many tenants know where I live. I'm extremely private!!!

    1Reply
  • Scott Schultz
    Rental Property Investor · West Bend, WI · Member since 2015 · 931 posts · 598 votes
    10y

    trust me, they can find you, I found you in about 60 seconds, so unless you set up a "office " or run it through a management company, you will be found. 

    2Reply
  • Kathy Johnson
    Real Estate Professional · Hayfork, CA · Member since 2015 · 231 posts · 212 votes
    10y

    We don't hide who we are, but we do have an attorney who is on retainer that we use as our legal Wisconsin representative for receiving legal notices.  For maintenance requests we use our own address, but have also provided the tenants with our handyman's contact information for those plumbing and heating emergencies.

    0Reply
  • Sean O'Gorman
    Investor · Menomonee Falls, WI · Member since 2014 · 54 posts · 16 votes
    10y

    I agree with @Scott Schultz, nowadays there is no hiding.

    0Reply
  • Tracy D.
    Investor · Neptune Beach, FL · Member since 2015 · 143 posts · 172 votes
    10y
    I use a ups mail box. I never give my real address.
    0Reply
  • David Dachtera
    Rental Property Investor · Rockford, IL · Member since 2014 · 4k+ posts · 2k+ votes
    10y
    Originally posted by @Cody Barrett:

    Just looking to get some recommendations here or further clarification on this required disclosure for Wisconsin landlords... 

    Disclosure to Tenants

    1. Before the parties enter into a rental agreement, the landlord must disclose:

      •  The name and address of the landlord or the landlord’s authorized agent

    The first bullet point makes me nervous because who wants their tenants knowing where they live?? I can understand points of contact and who specifically but the address too?  Any Wisconsin landlords out there who have a solution to keep yourself protected besides just being an awesome landlord that no tenant wants to retaliate against lol since they'll have your address?  

    Thanks everyone!! 

    Another reason to not hold properties in your own name and to not self-manage.

    That said, note the verbiage, "or the landlord's authorized agent" (read: property manager).

    David J Dachtera

    "Success is not a destination. Failure is not an event. Success is a process, failure is a choice."
    - DJ Benedict

    0Reply
  • Thomas S.
    Member since 2016 · 13k+ posts · 12k+ votes
    10y

    I have no problems having my tenants know where I live, I also believe there is no hiding in todays world.

    I know where they live, their employer, income, social insurance number, credit score, age etc. etc. etc. fairly easy to find out where I live even if I had not provided them the information.

    1Reply
  • Cody Barrett
    OP
    Phoenix, AZ · Member since 2015 · 345 posts · 138 votes
    10y

    Awesome, this makes me feel more comfortable.  Thanks for all the input everyone! 

    0Reply
  • Nancy Curran
    Real Estate Investor · Chicago, IL · Member since 2014 · 286 posts · 159 votes
    10y

    I am not found. People think they find me but they dont. Just use quickpay or a rent box and givr an old addresd.

    0Reply
  • Remmy Vernon
    Vilas, WI · Member since 2015 · 79 posts · 41 votes
    10y

    I use a PO box as well.

    0Reply
  • Gregg Willich
    Residential Real Estate Broker · Milwaukee, WI · Member since 2016 · 20 posts · 19 votes
    10y

    Hi Cody, 

    Just a heads up regarding legal requirements. Pursuant s. ATCP 134.04, Wis. Admin. Code, landlords are required to give the name and address of "the person or persons authorized to collect or receive rent and manage and maintain the premises, and who can readily be contacted by the tenant." Additionally, the landlord must disclose the name and physical Wisconsin address (i.e., no PO Boxes) of the person authorized to accept service of legal process and other notices and demands. That means the landlord must either give its physical Wisconsin address, or must name an agent and provide the physical Wisconsin address of the agent, at which service of process can be made in person. Service of process cannot be made in person at a PO Box. 

    Best,

    Gregg Willich

    Willich Law Office, LLC

    Author of free Wisconsin rental forms at rezental.com.

    1Reply
  • Russell BrazilBusiness Member
    Moderator
    Real Estate Agent · Washington, D.C. · Member since 2012 · 17k+ posts · 30k+ votes
    10y

    What is it you are doing to your tenants that you fear them so much that you dont want them to know where you live?

    [email protected]301-893-4635Podcast Guest on Show #192
    District Invest Group545 Reviews
    WebsiteView Page
    0Reply
  • Gregg Willich
    Residential Real Estate Broker · Milwaukee, WI · Member since 2016 · 20 posts · 19 votes
    10y

    Russell, sometimes Landlords are forced to make tough decisions, such as evicting their tenants. Recently, one of my clients had to evict a tenant because she was not paying rent. While those situations generally do not escalate, the tenant's adult son was making intimidating statements toward my client. This alone would be a good reason for wanting to withhold your home address. 

    1Reply
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