Monroe, WI · Member since 2015 · 31 posts · 7 votes
I just bought a duplex 3 weeks ago and have been at the property rehabbing the vacant lower unit. I was outside installing gutter screens and noticed a torn window screen and a slightly open window in the common area. I went up the stairs that my upstairs tenant uses to get to her door because the open window was at the top but not in her apt. I noticed a sign taped to her door that said "If you've made it this far without my permission, I will call the cops". I need to know my rights to post notices ect, I closed and locked the window and want to make sure I didn't do anything wrong. Her lease clearly states she rents only the space between her apartment walls, not common areas. I am in Wisconsin. I feel like I wasn't in the wrong because I did not go into her apartment, just outside her door.
@Dean Klein@Samantha Klein Welcome to the joys of rental property management. Showing up to do exterior repairs or maintenance, especially for common areas is not going to get you in trouble. You reaching out to your tenant is not harassment either. Additionally there are no grounds for eviction, even if the place is under market rent. If anything you now have a new line item you can add to your future lease that says "Tenant agrees not to post signs on doors or windows".
As I see it you have done what you needed to do which was to open up an avenue for communication and given her instructions on how to pay rent and report issues. What I would honestly do is print off a note that says "I came upstairs to replace the window screen and noticed you had an alarming letter posted about calling the cops. I would very much like to discuss because it is important for us to know if your safety feels threatened. Call me as soon as you get this at (xxx) xxx-xxxx." I would switch that note for the one about the cops.
her rent is current however she's been evasive towards me since I took over, not wanting to answer phone, ect I've sent her a letter introducing myself and she received it. Lets say it was for me, I have the right to be in the common area especially if I need to post a notice?
Perhaps the sign was meant for a former boyfriend (?) and not for you. Clearly as the landlord your have the right to inspect your property (with notice and at reasonable times). You clearly need to put your foot down in this situation. If she is on month-to-month, I suggest giving her a 30 day notice. That may spur her to communicate.
huh. I think that sign might be directed at someone else like Kevin said....
That's kind of what it sounds like to me.
In any case, be very very careful with how you proceed. This is a situation that sounds like you could be physically harmed if things go bad while you are at the property.
She is under a 1 year lease that only started April 1st, I'd prefer if she moved because she's paying $125 under market rent however I'm bound to this lease. She's not friendly at all, I had to resort to sending a certified letter after she refused to return phone calls and texts. (By the way, I am Dean's wife) We co-manage this property.
This is her 1st apartment, I believe she's only 20, I am not sure what to think but because I was not in her apartment, I am fine however I believe it's time to post a 24 hour notice and see what her issue is, if she's keeping the apartment clean, ect.
I called once and wrote 2 texts, and you automatically say I'm harassing her? You're funny. The tenant doesn't need to be friendly but they DO need to know where to send rent... and know who the new owner is in case of repairs needing to be done.... I received May rent as closing, it was never given to me directly from the tenant...
Yes I did inspect her unit before I bought, it was in good shape. I'd like to talk to her in person but she avoids me, I sent her the letter letting her know who we were, where to send rent, and if she needed anything to contact us, so I won't push it any further. I appreciate everybody's time to help me out!
If she's being evasive, and in light of that note regardless of who was the intended recipient, you should start researching the eviction process for your state. You can take the first steps to let her know you are serious and that she must cooperate with you, without going through with a full eviction. This "warning" should get your point across and let her know that YOU are the boss, not her.
I would post notice that I intend to enter the premises (with whatever timeframe your state/local laws call for) for an inspection.
That will probably get her attention and she'll probably get in contact with you. When you have her attention you can remind her that the common area isn't hers to post, and that if she is having any problem with people in that area, she needs to contact you.
I would just knock on her door and try to introduce myself. During the coarse of conversation I would probably ask of there are any security concerns with the unit she is worried about, eluding to the sign on her door. If the sign is for people she knows (ex roommates, boyfriends, etc.) then I wouldn't want to get too invloved. However if the sign is there because there were break ins before you bought the place or other neighborhood issues, I would want to know.
@Dean Klein@Samantha Klein Welcome to the joys of rental property management. Showing up to do exterior repairs or maintenance, especially for common areas is not going to get you in trouble. You reaching out to your tenant is not harassment either. Additionally there are no grounds for eviction, even if the place is under market rent. If anything you now have a new line item you can add to your future lease that says "Tenant agrees not to post signs on doors or windows".
As I see it you have done what you needed to do which was to open up an avenue for communication and given her instructions on how to pay rent and report issues. What I would honestly do is print off a note that says "I came upstairs to replace the window screen and noticed you had an alarming letter posted about calling the cops. I would very much like to discuss because it is important for us to know if your safety feels threatened. Call me as soon as you get this at (xxx) xxx-xxxx." I would switch that note for the one about the cops.
Thank you for confirming Neal, we will do that. This is our first full investment property and we are very excited but we do know we have things to learn.
Ok , a note on her apartment door I wouldn't be happy about if it was very confrontational but it something to address directly. I saw the note on your door I want to let you know that the hallway is a common area and I as well as any workmen will be accessing the common hallways to make repairs as needed. This isn't something we need to notice you about but I can certainly let you know if there is anything significant if you would like. Has there been anyone up here you were concerned about ?
The lease should be clear about what is a common area and what they can do in a common area. I wouldn't allow notes like that on common entry doors. I did discuss with one tenant that he could not post inflammatory notes on the common doors but that was much nastier then what you have and it was on a common door. Anything on her door well I would expect it to be G rated, other then that it is a judgement call.
You've got someone on the outskirts of socially acceptable behavior, she might have merit for it (hiding from a harassing boyfriend), she might just be anti-social, she might be hiding a meth lab.
Regardless, I would want to stand in front of her and talk to her and get a feeling for her situation. You're the landlord, just do whatever you have to do legally to announce entry to her apartment for inspection and go from there. I'd recommend the least amount of lead time from posting to entry that you can.
@Dean Klein on the front common door I would love it if my tenants would lock the front of the building. I post signs I tell them but when I find it unlocked they all say someone else did it. It is not that I like locked doors so much but you never know who might wander in.
Dealing with tenants, you are going to think some days do I really have to tell someone that? People are different, as for those who say get rid of the tenant well this isn't a reason I would do that. At 20 I would just say she is learning (I deal a lot with college students) so become the fair and approachable landlord. Who knows raise the rent when you can and maybe you have a good long term tenant who is very security oriented.
Just as another thought, many people don't respond to numbers they don't know. It is possible that your tenant is not ignoring you directly but simply disregarding a number she is un-familiar with.
I would knock and try to talk, but I'd also have a letter in hand like what Colleen said to just slip under the door or tape on door. I wouldn't be too worried as it's probably just a scare tactic meant for someone else. If cops come it would probably be an easier conversation than "I need to talk to you because you don't want to talk to me and I'm suspicious now."
Cop: "What are you doing here." You: "I own this place, there was a note addressing a common place where we were doing repairs that she would call the cops. We haven't been able to contact her." Cop: "Let me try." "Lady, they own this place and can occupy common places. They were trying to get ahold of you to tell you as much. Bye."
As long as rent is coming in and nothing to your knowledge is happening illegally I'd stay out of it. Even if the rent is $125 below market, it would be a while to make that back along with vacancy until to you get a new tenant and also the eviction process, assuming the new tenant pays on time and for a full year.
the note might not be meant for the landlord, but if you keep knocking on her door, it might be. I'd put a letter on the door saying where to send rent and move on. You've already sent a certified letter so what's left to talk about? If you don't get your rent, then you have a problem, but until then, the tenant is under no obligation to take your calls or be friendly. However you as the landlord are obligated to give your tenants privacy and treat them equally, even if you don't like them.
Thanks everyone. I was at the property last night meeting my contractor and as I was getting ready to leave, my tenant pulled up and I had a talk with her. She claims that sign was for something that happened awhile ago and basically told me not to worry about it. I told her she needed to remove it and not put another one up. I got the feeling she was lying about something.
Just sounds like someone that doesn't like change and is introverted. These people exist and can be great renters. Even if it is common areas and your property should not negate common courtesy. Establishing communication and a relationship should have been the top priority. Before showing up you should have let her know what your plans were, when you would be there, and the scope of work. Imagine if you lived there. You may turn a great tenant into and adversary. Anti-social people are fairly common. The rule of escalation "if you allow it to escalate there is a 100% chance it will escalate".
Just my Two Cents for that it is worth. I start in the rental business with Plex, 2 plex, 3 Plex, 4 Plex. Bottom line I had problems like Dean is talking about. Our Tenants fighting with each other and then both moving out in the middle of the night. This may open a Can of worms and I understand there are sides to every story. But after owning several plexs in my day, I made the decision to move toward single family houses rentals. I was able to get a higher quality tenant, that stayed longer put in roots and our average time a tenant stays is now 3 years. Tenant management drains soo much time. I can say that plexs made more money BUT they also cost me more gray hairs and the time spent was not worth what I got paid. It all comes down to how much management you want to do. For me Single Family Rentals are a better long term investment.
Now to get back to the matter at Hand. I think communication is the Key to everything. I would mail a letter, leave a note on the door, as well as leave voicemail and text letting them know you are the new owner. How do they pay you rent? I assume check and how do they know who to pay it to now that you are the same owner? I did not see this above.
I do have concerns with tenants that don't want me to see inside there property, or hide things or avoid me. Does your contract have a inspection provision where you can enter the property for inspection? If so How is notice given? You may want to look into this.
Lastly just like everything in life it is never as good or never as bad as my mind makes it out to be.