Investor · Monroe, WI · Member since 2015 · 691 posts · 610 votes
Hi everyone, around 9PM last Friday night, my tenant texts to say she locked her keys in her apartment and asked if I would stop by to let her in, this was 9PM at night but I only live 5 min from the property so I agreed. I inherited this tenant and she's been on time with rent, however, she's kind of evasive, she tried to avoid me for the first 3 weeks when I took over the building. I would say my relationship with her is good however there is a $50 lock out fee in the lease and I feel like I should charge it because I want her to know that I am holding her feet to the fire with the agreement but on the other hand, I did not mention any fee when I opened her door and don't want her attitude towards me to change over $50, what do you think?
Rental Property Investor · Northern, CA · Member since 2012 · 5k+ posts · 5k+ votes
10y
I once had brand new tenants lock themselves out when they were first moving in. It was about 8-9pm at night and they had their friends/family there helping them move all their stuff in, and someone accidentally locked the keys inside. They called me and I went over and unlocked the door for them because I wanted to get off on the right foot. Also, it was much easier for me to just make a quick drive over there and unlock it for them so they could continue with the move than it would have been if they would have had to call a locksmith at that time of night and wait around while all their friends/family sat idly by with all their belongings still in the moving truck out front.
I can tell you that they definitely appreciated it and I'm glad I did it.
I also learned something from that incident that caused me to never have a lockout again. Prior to that night, I installed deadbolts and locking doorknobs on all the front doors of my rentals. However, I realized that is the exact setup that allows lockouts to occur in the first place. Someone will end up inadvertently locking the doorknob and closing the door before they realize the keys are still inside.
So how did I prevent this from ever happening again? I changed the locking doorknobs on the front door to non-locking doorknobs (called passage/hall/closet knobs). That way, you have to have the key with you to lock the deadbolt from the outside and there is no way to lock the front door and then close it while your keys are still inside. Problem solved. In the years since, I have never had another tenant lockout.
Investor / Mentor / Contractor · Arcadia, CA Buying Out of State · Member since 2015 · 654 posts · 621 votes
10y
I agree with most that you move on. Especially since you already did it and to now get a bill in the mail is just not cool. I bought a 22-Unit apartment building last November from the builder himself. It was built in 2012. The seller told me he has build over 500 units over his life and this building has all his best ideas. (It is a good property).
One thing he did is all the front doors have a door knob and a dead bolt - like usual. But, the knob has not key and no lock. Only the deadbolt locks the door and inside is a thumb latch (for quick exit in a fire). So, what he did was he eliminated all the calls at 9pm on a Friday night because it's now impossible to lock yourself out!
How did he know this?? He obviously learned the hard way...
Investor · Haverhill, MA · Member since 2015 · 761 posts · 328 votes
10y
bad tenant - charge them
good tenant - send them a note that simply states per the lease there is a lockout fee and that the first time was a no fee courtesy. Future lockout calls will be the fee.
This way you look good, but make them aware that there is a charge and next time it will cost.
Investor · Monroe, WI · Member since 2015 · 691 posts · 610 votes
9y
@Account Closed You seem to be very pro-tenant on the forums. I did not charge the fee to her as a courtesy and told her if it happens again that I would but she has since moved and I have a good tenant back in.
I always mention the lockout fee over the phone so they know they’ll have to pay it within 60 days and it’s in the lease. But if I’m on vacation or indisposed they’ll have to call a locksmith.
Rental Property Investor · Portland OR · Member since 2018 · 2k+ posts · 3k+ votes
7y
If I were that close, I would help the tenant, happily and with a smile. I would let them know that next time I may not be available and give them the name of a locksmith - just in case.
I would prefer to unlock doors that have the tenants break in.....
Now, if I am 30 min away, I would do same as above, but would let them know that next time I would need to charge the lockout fee..
Rental Property Investor · Red Bank, NJ · Member since 2017 · 1k+ posts · 1k+ votes
7y
The lease must be respected as the rules that bind the parties. If you don’t want to charge a tenant for unlocking a door then do not put it in a lease.
There is nothing mean about charging a lock-out fee. This is a business. Conversely there is no reason to feel obligated to not charge a fee because you are close by or they pay their rent on time.
I find great comfort in treating all of my tenants equally under the terms of a lease- and I do not make exceptions.
I don’t want tenants to like me better because I decided not to follow the terms of my lease.
I would suggest that everyone go lock themselves out of their house or car. Now imagine you had the luxury of snapping your fingers and having a person show up to unlock it. $50 ain’t nothing.
And trust me, everyone has a legitimate and sympathetic story as to why they are locked out. But when they know you are charging them $50 you don’t have to hear it. Win-win.
Investor · Commerce Twp, MI · Member since 2017 · 40 posts · 29 votes
7y
I used to lean toward the no charge-help someone out strategy however I have learned that does no good. I have been taught through experience over the last few years that this only encourages repeat behavior. Last call I received section 8 tenant was in jail. Jail lost his keys and did not return when he got out. (Who knows). He did not have the money to pay the $20. Finally 2 days later he arranged for his mother to pay and I dropped the keys off to the hospital where he was at the time. (I do not know the back story). Point is he has to go to his mother for the $20 which might encourage him to be more responsible next time. Sounds harsh but helps teach a lesson. I’d rather charge the $20 and donate it back to a worthy cause than encourage repeat bad decisions.
Rental Property Investor · Jacksonville, Florida Area · Member since 2016 · 106 posts · 48 votes
7y
@Samantha Klein Find a good trustworthy locksmith service, and get them to take over that issue.
Give them the locksmith's number, and let the locksmith make the fee.
Investor · Cleveland, OH · Member since 2017 · 29 posts · 25 votes
7y
@Samantha Klein On the first occasion maybe you remind her that the lease states a charge of $50 will be added for any lockouts. You don’t have to charge her but just remind her.
@James Wise has a good idea that I’m adding to my properties, in that he only has a deadbolt as a way to lock the door, the doorknob does not have a built in lock. That way it would be extremely hard for the tenant to lock herself out again.
Hope that helps
"I find great comfort in treating all of my tenants equally"
You and I are definatly in the minority. The majority of landlords either show favoritism or discriminate.
It is difficult to understand how a landlord can require a tenant to follow their lease when the landlord themselves arbitrarily enforce or ignore it themselves. Little wonder tenants are confused and difficult to manage. Fact is the majority of landlords posting on here for help have caused thier problems by not inforcing their lease.
Hi everyone, around 9PM last Friday night, my tenant texts to say she locked her keys in her apartment and asked if I would stop by to let her in, this was 9PM at night but I only live 5 min from the property so I agreed. I inherited this tenant and she's been on time with rent, however, she's kind of evasive, she tried to avoid me for the first 3 weeks when I took over the building. I would say my relationship with her is good however there is a $50 lock out fee in the lease and I feel like I should charge it because I want her to know that I am holding her feet to the fire with the agreement but on the other hand, I did not mention any fee when I opened her door and don't want her attitude towards me to change over $50, what do you think?
Yes charge the fee. You've included the fee in the lease for a reason. Do not get into the habit of waving fees. Once you give an inch they will take a mile.
I evicted a guy over a situation like this a few years back. If given the chance to do it all over again I'd happily evict him again.
@Samantha Klein On the first occasion maybe you remind her that the lease states a charge of $50 will be added for any lockouts. You don’t have to charge her but just remind her.
@James Wise has a good idea that I’m adding to my properties, in that he only has a deadbolt as a way to lock the door, the doorknob does not have a built in lock. That way it would be extremely hard for the tenant to lock herself out again.
Hope that helps
On top of that it lowers your cost & increases your speed when you change the locks at the next turnover.