Can't reach tenants via phone, snail mail, or e-mail

Rental Property Investor · Medford, MA · Member since 2016 · 288 posts · 171 votes

I might be jumping to conclusions or overreacting, but I'm having an impossible time reaching my tenants. They are Section 8, and 100% of their rent is subsidized by the city so I'm at least getting paid, however both the husband and wife have had their cell phones disconnected and are not responding to messages. I went down yesterday to ring their bell (it's second floor of a multi-family) and no answer.

Should I be concerned? At what point do I call the police if there's a legitimate worry regarding their safety or the safety of their two kids?

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Sylvia B.

Rental Property Investor · Douglas County, MO · Member since 2014 · 1k+ posts · 1k+ votes

Originally posted by @Christian Nachtrieb:

@Dave G. I would still need them to let me in correct?

Why? Don't you have a key? Just follow the rules regarding notice - posting on the door should be sufficient since they aren't responding otherwise - then take a witness with you and do your inspection.

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Bob B.
Investor · Jasper GA · Member since 2015 · 1k+ posts · 1k+ votes
7y
@Christian Nachtrieb If you need to inspect the unit then you need to comply with your lease and local landlord laws. Phones probably cut off because they decided celebrating Christmas/holidays was more important. I wouldn't call the police. Have you called their section 8 case worker?
2 Reply
Christian Nachtrieb
OP
Rental Property Investor · Medford, MA · Member since 2016 · 288 posts · 171 votes
7y
@Bob B. I have sent them an email this morning, waiting to hear back from the case worker. That's odd, I've never heard of someone cancelling cell phone service just because it's the holidays?
1 Reply
Bob B.
Investor · Jasper GA · Member since 2015 · 1k+ posts · 1k+ votes
7y
@Christian Nachtrieb Not canceling, I'd guess they didn't pay their bill.
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Christian Nachtrieb
OP
Rental Property Investor · Medford, MA · Member since 2016 · 288 posts · 171 votes
7y
@Bob B. True, but then that wouldn't have anything to do with the holidays. It feels like they're avoiding contact with me because I've inherited them and they're skirting communication so as to not have to face eviction / non-renewal. Maybe I'm looking too deep into this after only 2 days of no response? I'm going to have their upstairs neighbor keep a look out and see if he hears or sees them over the weekend.
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Dave G.
Investor · Phoenix, AZ · Member since 2016 · 349 posts · 418 votes
7y
@Christian Nachtrieb I agree with @Bob B. that you pursue unit inspection access per the lease terms. I would also bring another person along as a witness when you enter the unit. Be sure to document any damage findings or maintenance needs (HVAC filter changes, leaking toilets, etc) since this would be legally a unit inspection versus a communication concern.
2 Reply
Christian Nachtrieb
OP
Rental Property Investor · Medford, MA · Member since 2016 · 288 posts · 171 votes
7y
@Dave G. I would still need them to let me in correct? I was in there in November with an electrician to do some work, can my reason for inspection be to check in and make sure everything is still working correctly? Thanks for responses.
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Matt K.
Walnut Creek, CA · Member since 2015 · 3k+ posts · 2k+ votes
7y
Originally posted by @Christian Nachtrieb:
@Bob B. True, but then that wouldn't have anything to do with the holidays. It feels like they're avoiding contact with me because I've inherited them and they're skirting communication so as to not have to face eviction / non-renewal. Maybe I'm looking too deep into this after only 2 days of no response? I'm going to have their upstairs neighbor keep a look out and see if he hears or sees them over the weekend.
Far to deep, you don't need to talk to them for either of those things. Simply send cert. Mail and w. Delivery receipt.
And maybe I missed it but what the eviction? Rent paid and no lease violation, yet you think they're avoiding you to be saved from eviction notice...doesn't add up
1 Reply
Christian Nachtrieb
OP
Rental Property Investor · Medford, MA · Member since 2016 · 288 posts · 171 votes
7y
@Matt K. A couple weeks ago I sent them a letter from Section 8 that they needed to sign off on a rent increase. It stated clearly that Section 8 would still cover 100% of the costs, but I think that scared them. I think that is what is causing the cutoff. I've tried sending certified mail to them they don't accept it.
There is no eviction at this time.
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Matt K.
Walnut Creek, CA · Member since 2015 · 3k+ posts · 2k+ votes
7y
They probably just don't check their mail and likely have little reason to... Can't you just push this off on the case worker to get it signed by explaining that you've tried but you're unable to contact them?
Also I am not experienced in section 8, but it seems odd they'd require a tenant to sign off on rent increase. Non section 8 you wouldn't have to do that, just simple notice as per local land lord laws... Maybe you can stress that point with the case worker that having the tenant sign something for section 8 doesnt really fall under the being a landlord....
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Christian Nachtrieb
OP
Rental Property Investor · Medford, MA · Member since 2016 · 288 posts · 171 votes
7y
@Matt K. I appreciate the suggestion, but I tried. It's a nonstarter, MUST sign the paperwork even though the housing department already approved the increase. They won't pay me until they tenant approves the rent increase even though they aren't paying a dollar. It's ridiculous. This is Boston by the way.
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Matt K.
Walnut Creek, CA · Member since 2015 · 3k+ posts · 2k+ votes
7y
Originally posted by @Christian Nachtrieb:

@Matt K. I appreciate the suggestion, but I tried. It's a nonstarter, MUST sign the paperwork even though the housing department already approved the increase. They won't pay me until they tenant approves the rent increase even though they aren't paying a dollar. It's ridiculous. This is Boston by the way.
M********.... Lol
But yeah don't doubt it Boston super aggressive with housing issues. They spent lot of time and effort "testing" landlords for violations on ads posted on Craigslist etc...
Good luck. But understand your tenant mindset, they probably aren't avoiding you rather they just don't check the mail. Phones off not that suprising plenty of people get phones but off for non payment and many people have money/cash flow problems come the holidays ... probably even more so for section 8. They're far more likely just doing the same stuff they've always done, not avoiding you.
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Christian Nachtrieb
OP
Rental Property Investor · Medford, MA · Member since 2016 · 288 posts · 171 votes
7y
@Matt K. That's good to know I appreciate the insight and thoughts. Thanks Matt have a nice weekend.
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Sylvia B.
Rental Property Investor · Douglas County, MO · Member since 2014 · 1k+ posts · 1k+ votes
7y
Originally posted by @Christian Nachtrieb:

@Dave G. I would still need them to let me in correct?
Why? Don't you have a key? Just follow the rules regarding notice - posting on the door should be sufficient since they aren't responding otherwise - then take a witness with you and do your inspection.
3 Reply
Jon Lanclos
Real Estate Broker · Houston, TX · Member since 2017 · 64 posts · 27 votes
7y
@Christian Nachtrieb first find out what the rules are in your local area about inspecting the property – that will be in the property code – you will want to know if they have vacated the premises sooner rather than later that way you can consider it abandoned and if it has, you can move on with your life by taking the appropriate steps to deal with an abandoned property - this should also be spelled out in the property code
1 Reply
Ned J.Pro Member
Investor · Manteca, CA · Member since 2017 · 1k+ posts · 2k+ votes
7y
You have the legal right to enter the unit with proper notice. Follow your lease and you local laws and you can enter the unit legally even without them being present. Document all your attempts at contact and send letters etc via certified mail etc
2 Reply
Brian Garlington
Realtor · Oakland, CA and a Real Estate Investor with Multi-Family Units and a Self Storage Facility · Member since 2016 · 2k+ posts · 2k+ votes
7y
They are probably jumpy that you are the new owner and may want to evict them. Let the caseworker know that you are not trying to evict. You in fact want them to stay AND that section 8 has said they will cover 100% of the rental increase. The caseworker should be able to tell them this. I also understand that if you give proper notice (48-72 hours) that you'd like to inspect the unit yourself they are required to give you access. Simply give them notice AGAIN, and when they inevitably are NOT there, post a letter on their door or slide it under the door, drop it in the mailbox, whatever....saying you're not trying to evict, etc.
1 Reply
Irina Belkofer
Real Estate Broker · Cleveland, OH · Member since 2017 · 719 posts · 658 votes
7y
Just post a 24 hour notice on their door that you'll be at their place tomorrow at noon. Date. Sign.
Once my tenant didn't answer the phone and when I drove by, the house was dark (few times)
I called police and ask what should I do if I'm afraid to enter the house alone (there was recent robbery in the neiborhood). They told me to come by and call from the door - they will send police officer to enter the house. When I get to the door, it was wide open...I knock and the Tenant was alive and smiling. His phone hot broken and he didn't bother to call me why Rent is being late.
I don't know your rules but it seems like 24 hour notice is sufficient
ps seems like 48-72 hour notice required in Cali....anyway, follow your lease to do everything correctly
1 Reply
Lee Bell
Real Estate Appraiser · Isabella lake, CA · Member since 2018 · 628 posts · 491 votes
7y
I'm pretty sure the cops won't come for something like that here.
Call a locksmith if you don't have a key.
0 Reply
Dave G.
Investor · Phoenix, AZ · Member since 2016 · 349 posts · 418 votes
7y
@Christian Nachtrieb
As stated in this thread and pretty much all BP inquiries about tenant situations......
.....Follow the terms of your lease and local laws. Period.
In AZ, the Arizona Landlord Tenant Act defines how to proceed in this situation. Not sure about MA. If you still need help figuring out legal requirements for compliant entry, you'll need a lawyer, a qualified PM, or maybe just another BP'r in Boston to offer knowledgeable local guidance.
Right now all I see on here responding to your post is a bunch of non-MA people, including myself.
1 Reply
Calvin OzanickBusiness Member
Property Manager · Janesville, WI · Member since 2017 · 708 posts · 297 votes
7y
I have had this issue in the past with my Section 8 tenants. It is often nerve racking because you might go without hearing from them for very long periods at a time. I would consider posting notice on the door of you entering the unit within the stated time mentioned on your lease. Then, I would inspect the unit to make sure everything is okay! Best of luck. I am sure you will not need to call the police however.
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Patti RobertsonBusiness Member
Property Manager · Virginia Beach, VA · Member since 2016 · 2k+ posts · 2k+ votes
7y
Low income tenants change their phone number often to avoid bill collectors, old boy or girl friends, etc. That isn’t cause for concern. I agree with the suggestions to announce and do a routine inspection. You lease also likly requires them to notify you if ever their contact info changes. Send a notice of violation for that and cc their case worker. Also call their case worker to ask if she/he has any add’l phone numbers for them. You likly have an emergency contact or referrance listed on the tenant’s application. If you are really concerned, reach out to them to see if they have a better contact number.
757-472-2547
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Michael Noto
Real Estate Agent · Southington, CT · Member since 2008 · 5k+ posts · 3k+ votes
7y
Low income tenants changing their phone numbers, emails, any other contact info is definitely a very common tactic they use.
If the rent is coming in I am not sure why you would contact the case worker. Nothing good can come of that.
In your lease you should have a minimum notice you need to give tenants to enter their apartment and also have a clause for entering in an emergency. I would do whatever fits in this case and enter the unit.
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Wesley W.
Rental Property Investor · The Vampire State · Member since 2013 · 2k+ posts · 2k+ votes
7y
Lots of good advice here. I always go by the rule "make very mistake only once," so - moving forward - you might want to have language in your lease that is very clear about your right to entry.
Here is a part in my own lease (obviously check your local laws to ensure compliance).
13. RIGHT TO ENTER: You consent to our entering your apartment during reasonable hours for any inspections (by us or prospective buyers or renters), maintenance and repairs, pest control, for delivering notices, and for other purposes as provided by law. When advance notice of 24 hours or greater is given, all dogs in the unit must be crated/kenneled. Routine safety/maintenance inspections will be scheduled.
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Matt K.
Walnut Creek, CA · Member since 2015 · 3k+ posts · 2k+ votes
7y
Originally posted by @Lee Bell:

I'm pretty sure the cops won't come for something like that here.
Call a locksmith if you don't have a key.
Cops will and do welfare checks...landlord can escort them on property.
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Mary M.
Rental Property Investor · Portland OR · Member since 2018 · 2k+ posts · 3k+ votes
7y
Originally posted by @Ned J.:

You have the legal right to enter the unit with proper notice. Follow your lease and you local laws and you can enter the unit legally even without them being present. Document all your attempts at contact and send letters etc via certified mail etc
I would be very careful entering a unit without the tenant knowing. You literally might get shot
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