4br Rental with large family tenants

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4br Rental with large family tenants

Johnson Liv
Member since 2019 · 3 posts · 0 votes

I have a 4bdrm SFR rental thats an hour from my residence so I gave my contact info to the local neighbors if anything arises. I just got a text from that neighbor noting that some additional people have moved in and there's now 9 cars going to the rental. I can go and visit, but I'm sure they'll have everyone out unless I show up unannounced.

The tenant is an older couple with 3 adult children for more than a few years now. I helped as a reference for the oldest when they moved into their own apartment. So I can only imagine they all moved back in, perhaps with significant others. 

Never had any inquiries from the neighbor prior. And this text comes in exactly 10 days after I raised the rent which hasn't been increased since the tenant moved in.

Your thoughts and opinions appreciated if this amount of tenants sounds right? Original was 5, but with 9 cars, I'm assuming it's now about doubled somehow.

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Nancy DeSocio
Rental Property Investor · Cranston, RI · Member since 2017 · 171 posts · 158 votes
7y

Hi @Johnson Liv, 

The long-term solution would be to have language in your lease that protect you from a) prohibiting people who are not on the lease from living there, or b) limiting how many people per bedroom are allowed.  That said, a 4BR house will introduce larger families (often more than 5 people), but only a local attorney would know what legal options you have in limiting the number of occupants.

Assuming you don't have either of those, I would start with a conversation with the couple who are your actual tenants to hear what they have to say about it.  Your local landlord-tenant laws (or an attorney) should guide you with what your options are from there, but initiating the discussion with the couple will let them know you're paying attention to that situation.

Good luck!

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  • Marcia Maynard
    Investor · Vancouver, WA · Member since 2013 · 3k+ posts · 4k+ votes
    7y

    What does your rental agreement say? We build in some requirements about vehicles up front, as well as penalties for unauthorized occupants and unauthorized pets.

    Here's an excerpt:

    VEHICLE REGISTRATION.  Tenant agrees to keep a maximum of ________ vehicles on the premises. Tenant agrees to provide Landlord with updated vehicle identification information (year, make, model, color). Motorcycles must have exhaust muffling comparable to that of a passenger car. Vehicles must be no bigger than would fit in a standard parking space. All vehicles must be both operable and properly licensed.

    OCCUPANCY.  Tenant agrees that the premises are to be used and occupied by Tenant and members of Tenant’s immediate family only as specified in this rental agreement, namely ____________________________________________________. Other persons may not move into the premises, even temporarily, without Landlord's prior written consent.  If Tenant allows a person to occupy the residence without Landlord’s consent, Tenant agrees to pay a penalty fee of fifty dollars ($50) per violation, per person.

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  • Nancy DeSocio
    Rental Property Investor · Cranston, RI · Member since 2017 · 171 posts · 158 votes
    7y

    Hi @Johnson Liv, 

    The long-term solution would be to have language in your lease that protect you from a) prohibiting people who are not on the lease from living there, or b) limiting how many people per bedroom are allowed.  That said, a 4BR house will introduce larger families (often more than 5 people), but only a local attorney would know what legal options you have in limiting the number of occupants.

    Assuming you don't have either of those, I would start with a conversation with the couple who are your actual tenants to hear what they have to say about it.  Your local landlord-tenant laws (or an attorney) should guide you with what your options are from there, but initiating the discussion with the couple will let them know you're paying attention to that situation.

    Good luck!

    1Reply
  • Kelly DeWinter
    Member since 2018 · 259 posts · 159 votes
    7y

    . Most leases require x number of hours usually 24 notice to inspect a property, check your lease, the exceptions are things like water damage, sewer back up, smoke etc which you have the right to inspect fix asap

    . Most leases require anyone over the age of 18 to be on the lease. check your lease. if it does and you have proof photos etc of more then lease tenants living there (neighbors testimony helps too)

    I would do a surprise visit as receiving take along someone who can look and act like a hvac or furnace repairman. Knock on the door and ask to inspect the hvac under the pretext of capital improvements and getting an estimate to replace hvac. I'll bet they let you in, then inspect the furnace and all the ducts. that will probably get you inside. Then if there is evidence of people there other then tenants , confront the tenant

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