The best and the worst tenants:)

General Landlording & Rental Properties
9yFollow

The best and the worst tenants:)

Christine Mwai
Investor · Alabaster, AL · Member since 2016 · 280 posts · 88 votes

Hey Landlords and landladies! I'm sure each has seen many variation of tenants.I did want to "brag" on this SFH tenant of mine that calls me early to pay her rent with a smile. Wonderful! Same house I evicted a tenant from 2 years ago. That one told me, " he was behind on rent because his wife had died"... lol, I had just gotten off the phone with his Very alive wife who was calling me to see if I could help her in getting a new job. For laughs, what have you experienced in this business, if you care to share?

0Reply
92 views

Most Popular Reply

Scott Harper
Investor · Longwood, FL · Member since 2015 · 221 posts · 130 votes
9y

No funny ones from me but I do know another landlord that I laugh about. Her tenants call her the glamlord. She treats all of her tanants like family. I was with her when she stopped at a house to do repairs and she stopped to fold the tenants laundry. She has good tenants but I think that is going a bit too far.

5Reply
See this reply in the discussion

46 Replies

Jump to latestLatest
  • Kimberly H.
    Residential Real Estate Broker · Chicago Suburbs, IL · Member since 2013 · 1k+ posts · 594 votes
    9y

    @Pavel Yurevich I would love to have that clause but it's not enforcable in a court of law. Good luck.

    2Reply
  • Marian Smith
    Real Estate Investor · Williamson County, TX · Member since 2011 · 1k+ posts · 961 votes
    9y

    I have had three bad tenants, and all three were leased in a hurry and I am probably lucky I didn't suffer more damage.  One was a foreclosure purchased in August and I took a new high school tennis coach thinking "degree and the school already checked her out." and I was afraid of a vacancy as school was starting.  Slob, late, kid drove battery car and wore path in lawn, puppy w/o permission (no pet house with hardwoods) and when she left I spent a day helping her move into storage because my new tenant needed to move in and she wasn't out. (she lost her job due to layoffs in 2011 and lack of senority).

    Next was leased to in August again.  This tenant said he wanted to move out of a house he owned because he was remodeling to sell and it was hard with living there...said he owned free and clear.  He also wanted the schools.    I didn't see a lien but it turned out he walked on a private loan.  His previous landlord reference turned out to be his sister.  and he had a record in another state.  habitual Late rent but new jetskiis and two weeks notice to leave when he was buying a house AND asked for prorated rent.  (no) After he left we found he had dug up two trees, screwed the screens into the new Jeldwin windows so is daughter couldnt sneak out, I guess, thrown the sink stopper thingy out (had to have crawled under the sink and unclip it) and of course didn't clean and had laminate floor damage under the beds even after we provided ample felt pads.

    But I still didn't learn.  Was taken by surprise when a tenant who I thought would stay until her son graduated decided to move back to the apartment complex they hadn't liked...so they said. this was in April and I knew I would soon have plenty of prospects, but  my husband was working in Boston and I wanted to be there too.  So I took someone based on her divorce decree and child support initiation, not realizing that while the Ag office would enforce child support, it was complicated if out of state and if employers changed.   She was so nice, her  parents lived very close and her kids would remain in the same school.  Late payments  I can and did work with,  but slob was an understatement...thankfully we rehab for durability.  We actually asked this one to leave due to "lack of maintenance."  

    We are now stating that we, as a small operation, give preference to dual income households...with two adults the theory is that they will clean out of courtesy for the o ther adult....but we wil imply it is a riskbased policy  and it will reduce our risk as well.

    1Reply
  • Dale Stevens
    Investor · Downers Grove, IL · Member since 2015 · 353 posts · 213 votes
    9y

    @Pavel Yurevich - that lease, and I am not attorney but dealt with many evictions and contracts in my life. But that 'I want out' of your lease, would be considered a violation of the Illinois Consumer Fraud act. So I suggest you think twice about that. You must at least, in my view, offer the same "OUT" to the tenant. The tenant can give you notice in writing. Otherwise, if the tenant lawyers up, you will be bordering on some serious FINES. It isn't worth it my friend.

    2Reply
  • Scott Steffek
    Flipper/Rehabber · Crown Point, IN · Member since 2009 · 482 posts · 216 votes
    9y

    Pavel,

    I totally agree with Dale Stevens. IMHO, you're asking for major problems, if you add the 30 day clause into your lease.  Illinois is one of the most "tenant" friendly states that I know of. Leases are signed and drafted up for a reason. If you go to Court to have someone evicted with the 30 day clause, you will most likely run into big problems with the judge and others.  Also keep in mind, that as of the end of November, the Sheriff's department was over 2 weeks behind on evictions! Best of luck to you.

    1Reply
  • Pavel Yurevich
    Investor · Elgin, IL · Member since 2016 · 27 posts · 14 votes
    9y

    @Scott Steffek @Dale Stevens

    Hi, Everyone!

    I cannot say that I checked with my lawyer, which I will; again, this clause was borrowed from a lease of a property management company that runs a multi-million portfolio in the suburbs of Chicago, and I have to admit, I trusted their advice. 

    Again, my tenants have the same out - I'm not trying to play anyone. 

    It makes little sense to me though that if the tenant tricks you into signing the annual lease and then turns out to be a major pain in the nec , you'll be stuck with them for a year. 

    Let's say the tenant does not break the lease but starts calling you names every time they see you - and your efforts to bring them back to their senses fail. What is your out? Do you put up with the hostile behavior? 

    0Reply
  • Kimberly H.
    Residential Real Estate Broker · Chicago Suburbs, IL · Member since 2013 · 1k+ posts · 594 votes
    9y

    @Pavel Yurevich if your tenants have the same out, then it's legal, but then you effectively have a month to month lease.

    That's the problem. Do a month to month lease, people have the right to move out in winter when it is so much harder to rent, but you can get a problem out earlier before they do more damage. Do a year lease, you don't need to worry as much about them moving out in winter or only staying a few months, but you could be stuck with someone until that year is over because evictions in our area take so freakin long.

    0Reply
  • Igor Messano
    Philadelphia, PA · Member since 2015 · 177 posts · 64 votes
    9y

    @Marian Smith can you further explain your last statement of giving preference to households with two adults? Are you communicating this? This sounds like a huge violation of the Fair Housing Act as you would be discrimination single family mothers for example. 

    1Reply
  • Christine Mwai
    OP
    Investor · Alabaster, AL · Member since 2016 · 280 posts · 88 votes
    9y

    @Marion Smith, I too would like to know if you are actually stating the "dual income or 2 adults " in ads or to potential tenants. It sounds like a violation of Fair Housing laws to me. Care to clarify?

    0Reply
  • Marian Smith
    Real Estate Investor · Williamson County, TX · Member since 2011 · 1k+ posts · 961 votes
    9y

    Not sure.  But I know a new  lawyer, female, with a new job at the comptrolers office who lost a house to other applicants due to one income...she has a non-working spouse.  I figured it was legal if a lawyer didn't sue...just complained.  It makes sense, why should I risk renting to single income group if I believe a 2 income tenant package is lower risk for me....regardless if they have kids or not.  She doesnt...so maybe that makes it legal.

    0Reply
  • Christine Mwai
    OP
    Investor · Alabaster, AL · Member since 2016 · 280 posts · 88 votes
    9y

    Marian Smith, I've been in the rental business for a while. You are truly putting yourself in a vulnerable position. You cannot say that or put that in an ad..There are protected classes under Fair Housing Laws. Please google that. You can choose from a variety of applicants, but you cannot discriminate on protected classes.

    1Reply
  • Christine Mwai
    OP
    Investor · Alabaster, AL · Member since 2016 · 280 posts · 88 votes
    9y

    The 7 protected classes by the Fair Housing Act are: Race, Color, Religion, National origin, Sex,Disabilty and Familial Status.

    0Reply
  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    9y

    @Linda Dellarippa: Just curious, but why would you rent to someone who just chains their dog in the yard? Irrespective of whether the city allows it, it is cruel to the dog, usually destroys the yard and becomes manifest in behavior problems like barking and aggressiveness. 

    We specifically prohibit "outside dogs". Those types of people usually do not care for animals properly. I'm not talking about someone who puts their dog on a tether run for an hour to get a little air, I am talking about the 24/7 chained dogs with virtually no socialization or human interaction.

    Podcast Guest on Show #243
    Skyline Properties
    View Page
    3Reply
  • Marian Smith
    Real Estate Investor · Williamson County, TX · Member since 2011 · 1k+ posts · 961 votes
    9y

    My post somehow is in the wrong area...sorry...but here it is, I have not actually told anyone I prefer dual income because I have no vacancies.  I was planning on putting on paper a "Tenant Selection Criteria"  and stating that a dual income household is preferred as 2 incomes are less risky.   (Single parents can get a roommate...I suggested a roommate to the last "late" single mom.)  I have never charged an application fee but just asked for a annualcreditreport.org printout.   (I check the county records and now mugshots (horrible site, blackmail lite) and sex registry.)   I think I now I will ask for $25-50 application to be applied to deposit and hand out a tenant selection criteria.  If you don't meet the criteria you wont risk your money...in theory.

    0Reply
  • Marian Smith
    Real Estate Investor · Williamson County, TX · Member since 2011 · 1k+ posts · 961 votes
    9y

    I just read a short explanation of familial status and protected classes on Nolo...it seems to protect kids.  Landlords cannot refuse to rent to people because they have kids.  I plan to give preference to a second, or backup income.  And it appears other PMs or landlords already have that policy in place...in my neck of the woods.  (Things could change if vacancies go up.) 

      I have had numerous late payments from a 2 income couple with good income.  1625 rent.  I don't care because the house is well kept and if they are late they will catch up....but if it ever came to eviction they have at least 1 income for an apartment so I  could move swiftly without qualms.  I think they help family financially now and then.

    0Reply
  • BJ McKellar
    Property Manager · Washington, Washington D.C. · Member since 2014 · 24 posts · 5 votes
    9y

    What do I do if my tenant . . . . . throws parties and sets up an inflatable hot tub on the patio in my condo building?

    Good question. Before you ask a question like this I am going to guess that you have been receiving complaints about your tenants on a pretty regular basis. The scenario that I mention above is another true story. Two young college students rented a very nice condo that we managed in a luxury building in downtown DC. Shortly after move in the complaints started rolling in from the building manager. First the tenants were improperly using the trash compactor to “see what would happen” if they threw a bike or cinder block in it and pressed the start button. Next, they were rollerblading downhill in the parking garage with their friends after drinking resulting in injuries and the need for an ambulance to haul someone away.

    The condo unit owner was beside herself. She had lived in the building for several years and now her building manager and close friends in the building were complaining to her about all of the problems her tenants were causing.She hadn’t wanted to rent to college students to begin with, but since they checked all of the requirements that we had, we couldn’t not accept them based on their age as that is illegal and discriminatory.

    Then the parties started, and boy did these guys know how to have a good party. Setting down at my desk a few mornings after hearing of the latest party I was treated to photos taken from the neighbor directly above our unit of the tenants skinny dipping with several friends in and around an inflatable hot tub that was set up on the patio (on the first level) of the condo building. Let me just add the following details so you can picture this scenario; the patio was surrounded by a low fence enclosure and open to the garden in the center of the building courtyard and playground. This was sort of the icing on the cake for me. There was an obvious problem, but how to go about fixing it?

    Each building has certain covenants or rules and the easy part is that you don't have to be the bad guy with your tenant. You merely have to be the messenger. The HOA began levying fines against these tenants right away, the trash compactor incident was a large fine based on the fact that they broke the machine. Each new incident was a new fine. As soon as I had documentation of the hot tub we posted a 30 day notice to rid the patio of the illegal hot tub, clean up the beer bottles or vacate the premises. Fortunately, this action combined with the fines got the tenants to listen and wake up to the fact that the HOA was considering evicting them. From that point on they were model tenants in the building (at least to my knowledge) and the building manager and condo owner were resting much easier.

    Bottom line: Make sure that the condo by-laws that the tenant must follow are included with your lease as an addendum. Give the tenants a copy and have them sign it, initial each page if you feel it necessary. It is important that they understand that they will be held to the standard that the building has set forth and that they will be fined for each and every little thing that they do wrong. HOA's can evict a tenant for not following the rules. I have seen it happen. (I'll save that lovely story for another day)

    0Reply
  • Marian Smith
    Real Estate Investor · Williamson County, TX · Member since 2011 · 1k+ posts · 961 votes
    9y

    as for the "30 day out", clause on leases...I would think you could have this as long as each infraction is spelled out.....vulgar language to PM or representative, cleanliness, excessive complaints after signing an "as is" acceptance of property, loud activities resulting in no less than 1 complaint....the list could go on until you could give a thirty day notice for a hostile stare.  

    0Reply
  • Mike HurneyPro Member
    Real Estate Investor · Boston, MA · Member since 2009 · 2k+ posts · 542 votes
    9y

    @Marian Smith

    "and when she left I spent a day helping her move into storage because my new tenant needed to move in and she wasn't out."

    This is the type of the thing you've got to step up and Just Do It! Good work

    0Reply
  • Eric F.
    Real Estate Investor · Raleigh, NC · Member since 2012 · 427 posts · 297 votes
    9y

    I think I am going to add a couple things to my lease thanks to this thread.

    @JD Martin Thanks for the idea about outside dogs. I allow a dog in my rentals since I read it leads to longer tenant stays (so far I find this true) plus I love dogs. I never thought about what I would do if I had a tenant chain up their dog outside. I know what I would want to do to them but it would not be legal! Now I know how to prevent it. I donate to the animal rescue I got my dog from and I love dogs and I would lose my mind if someone in one of my houses was treating their dog like that. 

    1Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free