I think I made a mistake today and am not sure how to handle it

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I think I made a mistake today and am not sure how to handle it

Jon S.Pro Member
Investor · Tampa, FL · Member since 2015 · 530 posts · 92 votes

I am just finishing renovation of a triplex near a college and am beginning to list it and take tenant applications. College students are the most obvious market. Two college students looked at it today, and decided they want to rent a unit. On a yellow pad, they both provided their own info as well as their parents' names phone numbers and email addresses; the parents will be co-signers, guarantors.  These students seem like the perfect applicants so there is no problem there. The problem is that when they asked about move in costs, deposits, I said one month rent and one month security deposit. Only later tonight did I read posts on BP about the inability to get a judgement on parents who live out of state.  So I checked and sure enough, both of their co-signer parents are out of state. So even if I were to have all the info on who they are, the BP posts indicate that there is no way to collect out of state. Besides, out of state collections sounds very expensive, but also , according to the BP post, these kind of judgments would not apply across state lines into other states, so even getting a judgement would be useless. So what do I do? Get a bigger deposit? If I change my mind about the size of the deposit, am IO going to alienate my first potential tenant to this property? I'd hate to do that because they really seem perfect for the property. On the other hand, out of state co-signers, combined with college students and just the first month rent and one month security deposit - is that taking too much risk? I just renovated this into a nice property and don't want to see it get messed up. Any advice on how to rectify this without seeming like a landlord who is bait and switch on the deposits? Thanks 

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Account Closed
San Jose, CA · Member since 2015 · 4k+ posts · 3k+ votes
10y

What I did with students is just put them on the lease, with no co-signers.  And I did only month-to-month agreements.  That way, all you have to do is give them 30 days notice if you want to get rid of them, and you only sue them if they don't pay the rent.

I told students that I don't care who pays the rent, but only tenants living in the building are on the lease.  That way, you also don't have to deal with mommy and daddy.

But, I'd still run the student's credit and criminal and eviction check.  And I'd Google them, too, because you just never know what will show up.

I suggest that you only advertise on the grad schools' bulletin boards/facebook pages, etc.  Especially, law students.  They're the best.  You can talk to the housing person for whatever department and ask them if you can advertise with their students.  I had an agreement (based of course on my good review on yelp) with the local law school to advertise my vacancies on their facebook page.  And I gave my current tenants a $100 rent credit if I rented to someone they referred.  I'd let them know when I had a vacancy.

It worked out great for us (me and the owner).

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  • Jeffery Griggs
    Investor · Pelham, AL · Member since 2014 · 141 posts · 44 votes
    10y

    Hi Jon,

    I would be upfront with them. Tell them that you did not realize the co signers were out of state and why that concerns you. Most folks can handle it when you are honest and authentic with them. If they can't handle tbtyou are better off knowing it now. 

    Just my 2 cents. 

    Jeff

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  • Isaac Blocher
    Property Manager · Orlando, FL · Member since 2015 · 257 posts · 58 votes
    10y

    I have had rentals for a very long time and you are always taking a risk when you rent your property. Make sure they can pay the rent is my suggestion. If they have Jobs, verify there jobs, if they stop paying then evict them ASAP. If you live close by then make sure to go and pick up the rent on the same day of the month. Make sure to do a back ground check on them. If they are freshmen then they might not have history but if not then they might have rent history. Good luck, but understand its always a risk. 

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  • Steve R.
    part-time investor/landlord · Calgary, Alberta · Member since 2015 · 66 posts · 27 votes
    10y

    as I understand this is the area near a college, so there must be other rentals for students near by

    find some ads for other rentals and just call around and pretend to be a student (not sure if your voice would fit this purpose lol) and ask about conditions other landlords in that area require such as deposit etc.

    This should give you some valuable info.

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  • Jon S.Pro Member
    OP
    Investor · Tampa, FL · Member since 2015 · 530 posts · 92 votes
    10y
    Originally posted by @Isaac Blocher:

    I have had rentals for a very long time and you are always taking a risk when you rent your property. Make sure they can pay the rent is my suggestion. If they have Jobs, verify there jobs, if they stop paying then evict them ASAP. If you live close by then make sure to go and pick up the rent on the same day of the month. Make sure to do a back ground check on them. If they are freshmen then they might not have history but if not then they might have rent history. Good luck, but understand its always a risk. 

    Fortunately, one is a junior and one is a senior. They both have rental history from a nearby apartment complex. The senior has plans to continue on locally in grad school at the same university, so this is potentially a multi year lease. I've looked them both up on the web, they are honor students, one of them is even graduating a year early, and there isn't anything online that indicates they are partiers. Everything they told me about themselves is corrobberated by everything found online. This combined with their very pleasant demeanor and my gut instinct, tells me that I should stick to the original agreement with them on requiring one month rent and one month security deposit. It's a little light on security deposit, but they seem more responsible than your average student. I'm also getting co-signing parents, even if they are out of state, as they are still parents, and they probably would want to keep their credit history clean. 

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

    I would be upfront with them, tell them that you did not realize the co signers were out of state and that you can not take the risk of renting to them.

    It makes no difference how qualified you think they are the fact is that if they quit school at Xmas, as many do, you are going to be out more money that you could ever collect up front. They do not qualify. 

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  • Account Closed
    San Jose, CA · Member since 2015 · 4k+ posts · 3k+ votes
    10y

    What I did with students is just put them on the lease, with no co-signers.  And I did only month-to-month agreements.  That way, all you have to do is give them 30 days notice if you want to get rid of them, and you only sue them if they don't pay the rent.

    I told students that I don't care who pays the rent, but only tenants living in the building are on the lease.  That way, you also don't have to deal with mommy and daddy.

    But, I'd still run the student's credit and criminal and eviction check.  And I'd Google them, too, because you just never know what will show up.

    I suggest that you only advertise on the grad schools' bulletin boards/facebook pages, etc.  Especially, law students.  They're the best.  You can talk to the housing person for whatever department and ask them if you can advertise with their students.  I had an agreement (based of course on my good review on yelp) with the local law school to advertise my vacancies on their facebook page.  And I gave my current tenants a $100 rent credit if I rented to someone they referred.  I'd let them know when I had a vacancy.

    It worked out great for us (me and the owner).

    2Reply
  • Jon S.Pro Member
    OP
    Investor · Tampa, FL · Member since 2015 · 530 posts · 92 votes
    10y
    Originally posted by @Steve R.:

    as I understand this is the area near a college, so there must be other rentals for students near by

    find some ads for other rentals and just call around and pretend to be a student (not sure if your voice would fit this purpose lol) and ask about conditions other landlords in that area require such as deposit etc.

    This should give you some valuable info.

     Good idea! Thanks! 

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  • Jon S.Pro Member
    OP
    Investor · Tampa, FL · Member since 2015 · 530 posts · 92 votes
    10y
    Originally posted by @Account Closed:

    What I did with students is just put them on the lease, with no co-signers.  And I did only month-to-month agreements.  That way, all you have to do is give them 30 days notice if you want to get rid of them, and you only sue them if they don't pay the rent.

    I told students that I don't care who pays the rent, but only tenants living in the building are on the lease.  That way, you also don't have to deal with mommy and daddy.

    But, I'd still run the student's credit and criminal and eviction check.  And I'd Google them, too, because you just never know what will show up.

    I suggest that you only advertise on the grad schools' bulletin boards/facebook pages, etc.  Especially, law students.  They're the best.  You can talk to the housing person for whatever department and ask them if you can advertise with their students.  I had an agreement (based of course on my good review on yelp) with the local law school to advertise my vacancies on their facebook page.  And I gave my current tenants a $100 rent credit if I rented to someone they referred.  I'd let them know when I had a vacancy.

    It worked out great for us (me and the owner).

     This is great advice. I appreciate it! How much notice did you require them to give you, on a month to month lease, to notify you that they would not be renewing the lease? If you are not providing a month to month lease, ie, if you are providing a 1 year lease, how much notice are you required to give them before evicting? In this case, the students requested a 13 month lease, so it would take them just past graduation. I was surprised to get this request from them, for a 13 month lease. Yes, I will also be running the credit check, eviction check, and criminal background check. I also just googled them, everything looks good online. In fact, I found out one of them is an honor student graduating one year early, so that was reassuring info. What a surprise to hear that law students are the best! I would have expected law students to be difficult, its counter intuitive! :)  How would you rate other graduate students in other fields of study? I really like the idea of posting in the grad schools, that is very smart. Thank you again for sharing your experience Sue.  

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  • Account Closed
    San Jose, CA · Member since 2015 · 4k+ posts · 3k+ votes
    10y

    In CA, if a tenant is in a unit over 12 months, you have to give them 60 days notice.  A tenant only ever has to give 30 days notice.

    I know people are afraid of lawyers and therefore law students, but there is no need to.  Law students only have time to study and sleep and eat.  And they do most of their studying at the law library on campus.  And if you can get them their first year, they will usually stay for 3-4 years - until they graduate and/or pass the bar.

    And lawyers - as long as you follow the law, what do you have to worry about?  The law is the law, no matter who wants it enforced.  Lawyers don't get any special deal there.  And if they try anything questionable, all you have to do is file a complaint with the bar association.  They have a lot to lose.  I'd much rather deal with someone who understands the law, than someone who doesn't understand it.

    I found business grad students (MBA)'s to be flaky and short term.  I have heard that med students are great, for the same reasons as law students.  I had great luck with engineering students of any age.  Also, international students are great.  These are all serious students who generally are not party types.

    My tenants only had to give me 30 days notice to move.  But, I also learned that there is a big market for students who come to colleges over the summer for summer courses and/or internships.  You can ask higher rentals for short-term summer rentals.  So, the idea that you must rent to students for a year because there won't be a market over the summer is wrong.

    Plus, if you require students to rent for a full year, inevitably you will end up with sub-tenants you were not aware of, or they'll break the lease, or they will start saying there is mold or cockroaches or whatever, so they can break their lease.  It's just way easier to have a month-to-month agreement where they can just move when they want to - and you can just kick them out with a 30 day notice if they're a problem.

    That was our experience anyway.

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  • Jon S.Pro Member
    OP
    Investor · Tampa, FL · Member since 2015 · 530 posts · 92 votes
    10y
    Originally posted by @Thomas S.:

    I would be upfront with them, tell them that you did not realize the co signers were out of state and that you can not take the risk of renting to them.

    It makes no difference how qualified you think they are the fact is that if they quit school at Xmas, as many do, you are going to be out more money that you could ever collect up front. They do not qualify. 

    thank you Greg. I appreciate the advice. The problems is that the majority of the students at this college are from out of state, so the majority would therefore not qualify, which might make it hard to keep this property occupied. It's a private school and generally a financially well off student (parent) population, so its likely the parents can afford to pay the rent. Both of these applicants are upper classmen, one is an honors student graduating a year early. Rather than go back on my word, I might increase the deposit for the other two units, and see if that makes them difficult to rent. If so, then I would just return to one month rent and one month deposit.  

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  • Jon S.Pro Member
    OP
    Investor · Tampa, FL · Member since 2015 · 530 posts · 92 votes
    10y
    Originally posted by @Account Closed:

    In CA, if a tenant is in a unit over 12 months, you have to give them 60 days notice.  A tenant only ever has to give 30 days notice.

    I know people are afraid of lawyers and therefore law students, but there is no need to.  Law students only have time to study and sleep and eat.  And they do most of their studying at the law library on campus.  And if you can get them their first year, they will usually stay for 3-4 years - until they graduate and/or pass the bar.

    And lawyers - as long as you follow the law, what do you have to worry about?  The law is the law, no matter who wants it enforced.  Lawyers don't get any special deal there.  And if they try anything questionable, all you have to do is file a complaint with the bar association.  They have a lot to lose.  I'd much rather deal with someone who understands the law, than someone who doesn't understand it.

    I found business grad students (MBA)'s to be flaky and short term.  I have heard that med students are great, for the same reasons as law students.  I had great luck with engineering students of any age.  Also, international students are great.  These are all serious students who generally are not party types.

    My tenants only had to give me 30 days notice to move.  But, I also learned that there is a big market for students who come to colleges over the summer for summer courses and/or internships.  You can ask higher rentals for short-term summer rentals.  So, the idea that you must rent to students for a year because there won't be a market over the summer is wrong.

    Plus, if you require students to rent for a full year, inevitably you will end up with sub-tenants you were not aware of, or they'll break the lease, or they will start saying there is mold or cockroaches or whatever, so they can break their lease.  It's just way easier to have a month-to-month agreement where they can just move when they want to - and you can just kick them out with a 30 day notice if they're a problem.

    That was our experience anyway.

     Wow, what great experience you are sharing, thank you. There happens to be a law school very close by! And there is a medical residency at a nearby hospital. These possibilities did not occur to me until now. Thanks so much Sue! As far as the month to month, I never considered the possibility until you proposed it. It's counter intuitive but if it works it works. On this property at this time, I'm in the process of refinancing the property so the banks want to see one year leases. If it weren't for that, I might consider trying a month to month to see how it goes. It sounds like less headaches. Thanks again! 

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  • Account Closed
    San Jose, CA · Member since 2015 · 4k+ posts · 3k+ votes
    10y

    Something to consider, as far as out-of-state students, is that if the contract took place in your state, that's where you can file in small claims court.  If they don't show up, you win by default.

    When I rented to students, and mine were also at a private, expensive university, rent was never a problem.  I did learn that they needed rent reminders.  I did this via text.  I could send a mass text to any tenants who hadn't paid yet, and remind them that rent was due by tomorrow.  Students did seem to need this reminder, but then they would pay.  So, it was worth doing for me.

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  • Jon S.Pro Member
    OP
    Investor · Tampa, FL · Member since 2015 · 530 posts · 92 votes
    10y
    Originally posted by @Account Closed:

    Something to consider, as far as out-of-state students, is that if the contract took place in your state, that's where you can file in small claims court.  If they don't show up, you win by default.

    When I rented to students, and mine were also at a private, expensive university, rent was never a problem.  I did learn that they needed rent reminders.  I did this via text.  I could send a mass text to any tenants who hadn't paid yet, and remind them that rent was due by tomorrow.  Students did seem to need this reminder, but then they would pay.  So, it was worth doing for me.

     I just began using Buildium PM software, and I think it might have an automatic rent reminder feature. I'm not sure, but I'm going to check into that. That's a good point about small claims court, thank you.  Hopefully I won't have to find out how that works, but if I do I will remember this. 

    I'm just so excited to be close to finished with the renovation and starting to get units leased. I'm going to call the law school today and see if they would like me to post there. Do law students stay over the summers? When you have had sub-leasers have they been problematic, or has that gone okay? Thanks   

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  • Isaac Blocher
    Property Manager · Orlando, FL · Member since 2015 · 257 posts · 58 votes
    10y

    @Jon S. Please keep me posted. I look forward to your success. This is precisely the reason why so many real estate investors go into lending. You can control more of the risks and you don't have to take on crazy renters.

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  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    10y

    Thoughts in no particular order:

    1. Why are you taking "applications" on a handwritten yellow pad? There's a billion templates out there that will make sure you don't miss info you'll wish you had later.

    2. If you want to proceed with renting to them, I would get the co-sign anyway. There's a distinct possibility their parents have no idea you couldn't/wouldn't sue them out of state, and besides, most (not all) parents will do the right thing when it comes to their kids out of a sense of duty and shame, if nothing else. No one wants to be the parents of criminal or deadbeat kids. 

    3. You really, really need a process before you start renting out. It doesn't have to be Secret Service clearance, but you should have at the very least a set of written policies (no smoking, no pets, cut the grass, whatever) about the unit, an application & credit/background check policy (minimum income level, employment, etc), an eviction policy, and a maintenance policy. You never want to go into court telling the judge you just "wing it" when it comes to renting your property - it looks unprofessional and won't win you any points. And on the other side of it, if you are ever defending yourself against a lawsuit, you want to show that you do things "by the book", and you have to have "a book" to do that. 

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  • Jon S.Pro Member
    OP
    Investor · Tampa, FL · Member since 2015 · 530 posts · 92 votes
    10y
    Originally posted by @JD Martin:

    Thoughts in no particular order:

    1. Why are you taking "applications" on a handwritten yellow pad? There's a billion templates out there that will make sure you don't miss info you'll wish you had later.

    2. If you want to proceed with renting to them, I would get the co-sign anyway. There's a distinct possibility their parents have no idea you couldn't/wouldn't sue them out of state, and besides, most (not all) parents will do the right thing when it comes to their kids out of a sense of duty and shame, if nothing else. No one wants to be the parents of criminal or deadbeat kids. 

    3. You really, really need a process before you start renting out. It doesn't have to be Secret Service clearance, but you should have at the very least a set of written policies (no smoking, no pets, cut the grass, whatever) about the unit, an application & credit/background check policy (minimum income level, employment, etc), an eviction policy, and a maintenance policy. You never want to go into court telling the judge you just "wing it" when it comes to renting your property - it looks unprofessional and won't win you any points. And on the other side of it, if you are ever defending yourself against a lawsuit, you want to show that you do things "by the book", and you have to have "a book" to do that. 

     Thank you JD. The yellow pad was spontaneous, just to get enough info during the showing to get the applicants into Buildium, which I just purchased and am using for the rental process. Through buildium, I customized the tenant application and sent them an official application. Through Buildium, I will also send them a link for background check, ie, criminal, evictions, credit check. The background check can also do the same for the co-signers. My leases are drawn up by an attorney, where those policies, ie, smoking, pets, etc, would be stipulated. Hopefully I am dotting the i's and crossing the t's. But this is new to me. It's only my 2nd property and a triplex at that, so I can use all the pointers you are offering and then some. I'm wondering at what stage do I put forth the written policies in writing, is that just verbal during the showing, and then in writing in the lease, or is there an earlier stage, perhaps before they even apply, where those policies should be in writing? Much appreciated. 

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  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    10y

    ^^Good! Sounds like you do have a process. 

    We have written policies that are addressed within the lease but are included as an informational sheet for properties written in plain english. Our leases are templated, and we add required addendum information as necessary. Along with the links for the credit/background check, we usually send along a copy of the lease and the unit FAQ's so that the tenant knows what they are getting before they spend any money on the credit check. 

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  • Stone Teran
    Investor · Cincinnati, OH · Member since 2015 · 374 posts · 120 votes
    10y

    I'd keep the students if I were you.

    I let renters know my "top" rules during a showing with nothing in writing because everything is in the lease.  The top rules being don't be late with the rent and no pets.

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  • Jon S.Pro Member
    OP
    Investor · Tampa, FL · Member since 2015 · 530 posts · 92 votes
    10y
    Originally posted by @Stone Teran:

    I'd keep the students if I were you.

    I let renters know my "top" rules during a showing with nothing in writing because everything is in the lease.  The top rules being don't be late with the rent and no pets.

     Thank you Stone. Speaking of rules, I just renovated this with porcelain tile floors throughout, new kitchen cabinets, granite counters, LED lighting. One of the units has a living room with refinished hard wood floor and tile everywhere else, including the bedrooms. The other two units are tile throughout. New baseboards, new trim, etc. So, I'm a bit afraid to allow anyone to have a pet. As much as I like pets myself, I know how cats can go around peeing on things to mark their territory,  and how bad that smells, and how dogs can chew or claw trim, and have accidents too, and what an odor pets create when they aren't well groomed. So, I'm leaning against pets. With a nearby student population, within walking distance of one college and cycling distance of another college, and a shortage of off campus student housing, I'm hoping that I won't have trouble getting tenants with a no pets policy. Any thoughts on the no pets? I also dislike the odor of smoking, it gets all over everything. I really don't want smokers. I assume it is allowable to say no smoking allowed? I already have a late rent policy regarding penalties, etc. Any other policies that are common that I should have in place? Thank you so much for all the help BP members provide, such an amazing community here. 

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  • Account Closed
    San Jose, CA · Member since 2015 · 4k+ posts · 3k+ votes
    10y

    @Jon S. Law students will usually stay for 3 or 4 years.  Some of them will want to take summer internships in other states, and even other countries.  What I told them, is that they can find someone to stay for the summer, and I'd want to approve of them.  But, what I'd do is give them written permission to have a long term guest over the summer.  I would keep the tenant responsible for rent, and would tell them that any agreement between the two of them regarding the rent is between them.  I'd get the tenant to give me checks for each month they'd be gone.  And my written permission said that I could revoke permission for the guest, if there were any problems.  And my tenant remains responsible for any problems.

    I never had a problem doing this.  They all found good summer "guests."  Usually, they were law students in student housing, and they had to move out for the summer or pay an exorbitant amount of rent to the student housing dept., as I understood it.

    Plus, I never had a law student ask about a pet.  They don't have time for one.

    I had a no-pets policy.  And, we actually never had anyone want a reasonable accommodation to have a companion animal.  That is becoming more common, so you'll possibly have someone apply saying they have a service dog, or emotional support animal.  Learn the laws on that.  They have to meet the definition of disabled, and show a related need for the animal to their disability.  Just getting a note from a counselor, etc., may not meet the legal requirements, and there are websites that allow people to just print one out, etc.  Anyway, you may be able to deny them.  Just make sure you do it right.

    If faced with a request for a reasonable accommodation for a companion or service animal (they're different) I'd have a form that I'd give them, with the definition of disability, and the basic law that the need for the animal must be related to their disability and/or trained to perform a particular task (service animals), and have them give it to their primary care provider (doctor) and have them fax it to me from their office after they've completed it, verifying that this patient meets the definition and has a related need.  Just requiring that, should screen out a lot of the people trying to pull a fast one.  Here are some references on the subject of service animals in FL:

    http://floridarealestateattorney.blogspot.com/2013...

    https://www.floridabar.org/divcom/jn/jnjournal01.n...

    http://www.disabilityrightsflorida.org/resources/d...

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  • Colleen F.Pro Member
    Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
    10y

    The out of state judgement has not come up with our students. If  they have a previous rental that is better to me then give me a bigger deposit or even a co-signer.  I am in a state that only allows one month security so it is not a possibility for us to charge more.  I do require co-signers but on renewal will forgo with good payment history and good  tenancy. (many students are also working here). 

    Always keep in mind what you hear here is not gospel..  although you get good advise, you get bad advise too.  So don't swallow what you hear on BP whole,  apply it to your market and consider pros and cons.  Are other landlords charging larger deposits?

    I like that you already screened (the google search can be the most telling for students) and talk to previous landlords. sounds like a nice reno good luck!

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  • Account Closed
    San Jose, CA · Member since 2015 · 4k+ posts · 3k+ votes
    10y

    @Jon S. About the one-year lease requirement from the bank, etc.  What you could do, is just check in with them around April or May and ask them if there will be any problems over summer, and be open to some sub-letting.  Maybe your lease could say, instead of "no subletting," you could write in "subletting negotiable with written permission from landlord," or something like that.  That way, you open up communication with them, and they won't be sneaking people in, or posting on some forum asking how to break a lease LOL.  

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  • Jon S.Pro Member
    OP
    Investor · Tampa, FL · Member since 2015 · 530 posts · 92 votes
    10y
    Originally posted by @Account Closed:

    @Jon S. Law students will usually stay for 3 or 4 years.  Some of them will want to take summer internships in other states, and even other countries.  What I told them, is that they can find someone to stay for the summer, and I'd want to approve of them.  But, what I'd do is give them written permission to have a long term guest over the summer.  I would keep the tenant responsible for rent, and would tell them that any agreement between the two of them regarding the rent is between them.  I'd get the tenant to give me checks for each month they'd be gone.  And my written permission said that I could revoke permission for the guest, if there were any problems.  And my tenant remains responsible for any problems.

    I never had a problem doing this.  They all found good summer "guests."  Usually, they were law students in student housing, and they had to move out for the summer or pay an exorbitant amount of rent to the student housing dept., as I understood it.

    Plus, I never had a law student ask about a pet.  They don't have time for one.

    I had a no-pets policy.  And, we actually never had anyone want a reasonable accommodation to have a companion animal.  That is becoming more common, so you'll possibly have someone apply saying they have a service dog, or emotional support animal.  Learn the laws on that.  They have to meet the definition of disabled, and show a related need for the animal to their disability.  Just getting a note from a counselor, etc., may not meet the legal requirements, and there are websites that allow people to just print one out, etc.  Anyway, you may be able to deny them.  Just make sure you do it right.

    If faced with a request for a reasonable accommodation for a companion or service animal (they're different) I'd have a form that I'd give them, with the definition of disability, and the basic law that the need for the animal must be related to their disability and/or trained to perform a particular task (service animals), and have them give it to their primary care provider (doctor) and have them fax it to me from their office after they've completed it, verifying that this patient meets the definition and has a related need.  Just requiring that, should screen out a lot of the people trying to pull a fast one.  Here are some references on the subject of service animals in FL:

    http://floridarealestateattorney.blogspot.com/2013...

    https://www.floridabar.org/divcom/jn/jnjournal01.n...

    http://www.disabilityrightsflorida.org/resources/d...

     Wow, thanks for such great info and links, which I will be reading. I was talking to someone today who also mentioned that requests for emotional support animals are becoming more common. He said one of the problems is that a certificate of need can easily be purchased on the internet without any proof of need. I guess that's becoming a more common concern. I'm not sure how to deal with it, but I will be reading up on it.   

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  • Jon S.Pro Member
    OP
    Investor · Tampa, FL · Member since 2015 · 530 posts · 92 votes
    10y
    Originally posted by @Colleen F.:

    The out of state judgement has not come up with our students. If  they have a previous rental that is better to me then give me a bigger deposit or even a co-signer.  I am in a state that only allows one month security so it is not a possibility for us to charge more.  I do require co-signers but on renewal will forgo with good payment history and good  tenancy. (many students are also working here). 

    Always keep in mind what you hear here is not gospel..  although you get good advise, you get bad advise too.  So don't swallow what you hear on BP whole,  apply it to your market and consider pros and cons.  Are other landlords charging larger deposits?

    I like that you already screened (the google search can be the most telling for students) and talk to previous landlords. sounds like a nice reno good luck!

    It's good to hear that previous rental history trumps bigger deposits or co-signers. These applicants both have previous rental history, they are both currently renting as room mates in a very nice apartment complex just down the street. One of them already has a good credit history, due primarily to student loans, and one credit account, with a very high score. So it's clear they care about maintaining a good credit history. I think these are good applicants and I'm feeling less and less concerned about having co-signers who are out of state. 

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