Moved in a Tenant who has little kids... READ!!!!

Rental Property Investor · Phila, PA · Member since 2018 · 554 posts · 118 votes

Took a chance on a young lady with 4 kids, as many landlords know, kids can be very detrimental to a property. A large percentage of landlords discriminate against children in the application process... I decided not to.

- after 3 months of moving her in, my house is completely destroyed. My hard work is wasted. I spent thousands on rehabbing prior to her move in.

My question:

- Do you rent to people with small children? Why or why not?

- What should I do from here on out....?

8 Reply

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Nathan GesnerBusiness Member

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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes

@Cameron Riley it's absolutely true that children can be rough on a home. You still can't discriminate against them.

However, you should have a solid screening system that will eliminate the vast majority of these bad tenants. Poorly behaved children tend to belong to lower-class parents that shift jobs and locations often, have poor credit, low income, etc. By screening applications and selecting people with secure jobs, good income, and good credit, you will reduce the risk a ton.

I manage 340 rentals and less than 1% of them ever leave owing more than I have on deposit.

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Jaysen Medhurst
Rental Property Investor · Greenwich, CT · Member since 2015 · 4k+ posts · 2k+ votes
7y
@Cameron Riley, you can't deny a tenant because they have kids. That violates fair-housing laws. I don't think you can even charge a higher deposit. *I'm not a lawyer*
8 Reply
Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
7y
@Cameron Riley it's absolutely true that children can be rough on a home. You still can't discriminate against them.
However, you should have a solid screening system that will eliminate the vast majority of these bad tenants. Poorly behaved children tend to belong to lower-class parents that shift jobs and locations often, have poor credit, low income, etc. By screening applications and selecting people with secure jobs, good income, and good credit, you will reduce the risk a ton.
I manage 340 rentals and less than 1% of them ever leave owing more than I have on deposit.
The DIY Landlord Book4.7247 Reviews
Website View Page
40 Reply
Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
7y
Go through and do a mid-lease inspection with her. During that inspection take photos and document the damage. What type of damage are we talking about? Writing on the walls, holes in the doors? Talk to her about the damage and ask her what she plans to do about it.
I've rented to people with kids (who were well behaved).
9 Reply
John Colburn
Investor · Atkinson, NH · Member since 2010 · 36 posts · 27 votes
7y
I agree with Nathan it is all about the screening process. I have a family with four children under the age of five in a home that I rent. The mother is super clean and the kids are unbelievably well behaved.
Another important fact is that the home needs to be nice. I find the better the home the better the tenant. All of my homes are very nice and I am able to select the best tenants.
6 Reply
Craig Jeppesen
Rental Property Investor · Chubbuck, ID · Member since 2018 · 532 posts · 466 votes
7y
Be careful about what you post. Once on the internet always on the internet. Fair housing laws are a big deal and you can be sued and fined for discrimination of a protected class.
Time to have a talk with your tenant about how they are going to pay for the damage and establish expectations for the remainder of the lease.
14 Reply
Greg M.
Rental Property Investor · Los Angeles, CA · Member since 2017 · 2k+ posts · 5k+ votes
7y
Originally posted by @Cameron Riley:
- Do you rent to people with small children? Why or why not?
- What should I do from here on out....?
You're not asking us if we violate Fair Housing laws, are you? Of course everyone here rents to people with small children.
As for what you can do going forward, there is not much legally, but you can be creative to subtly highlight things that parents might view as negatives.
- Are the local schools rated poorly? If so, put in the listing info on the schools K-12: Unit is in the district of ABC Elementary School, rated 3/10 by GreatSchools Rating.
- Are the bedrooms far apart? Parents want their small child's bedroom close by. Advertise it as 2nd & 3rd bedroom far away from master for perfect piece and quiet.
- If there, highlight large opening windows and/or doors in the non-master bedrooms. This is a big security concern for small children.
- Do your bathrooms have showers or tubs? Parents of small children want tubs for bathing. Highlight the showers in the listing.
- If you meet them in person, give your place a compliment like "The yard would be great for your kids. Well, the back yard. I wouldn't let my kids play in the front yard as the street can get busy and you never know with all the crazies out there today." Let them draw the conclusion that the front yard isn't safe. Unsafe sticks with parents.
- Is there something in the unit that is not child safe? Be a responsible landlord and point it out.
- Use words in the listing to indicate that maybe it is not for small children without ever mentioning age: A freshly rehabbed unit including newly painted in a beautiful delicate white. Super quiet environment with lovely long-term neighbors.
- Nothing stops you from giving creative directions to the place. While driving down Main Street, make a left a Wally's Liquor. If you see Tiny Tim's Titty Club you've gone too far.
- Contact the current landlord. Ask pointed questions about any damage and cleanliness. Are the walls and carpet clean? No! Denied!
- Encourage all that want to apply to visit the Megan's Law website where they can view information on the registered sex offenders in the area. There are sex offenders everywhere and most people won't care as you can't get away from them, but parents are more likely to care.
19 Reply
Leo Koonan
Rental Property Investor · Seattle, WA · Member since 2018 · 230 posts · 77 votes
7y
@Cameron Riley one word - renter insurance....
They destroy anything .... Their insurance covers for it. If insurance declined them you can decline them without discrimination as you have that as a clause in your contract.
20 Reply
Account Closed
Rental Property Investor · New Braunfels, TX · Member since 2018 · 141 posts · 103 votes
7y
@Cameron Riley
I rented to a single mom with 5 kids once. When they moved out the only damage in the house was the moms bedroom. Had to paint her room because of a black film on the walls and ceiling. Still haven’t figured out what she was doing in there....
2 Reply
Jonathan W.
Los Angeles, CA · Member since 2019 · 512 posts · 301 votes
7y
@Cameron Riley fair housing law violations and law suits can bankrupt you.
1 Reply
Jim K.
Handyman · Pittsburgh, PA · Member since 2018 · 5k+ posts · 13k+ votes
7y
@Greg M.
I've gotta try the creative directions. I suppose you could also add local color: "Pass the drive-through coffee place on the left as you come up the hill...great coffee, but they recently had a guy come through the window with a gun. He cleaned the place out, it was on the 10 o'clock news!
Or describing the neighbors:
"Three doors down there's Patricia and her son, of course your kids can play together! Next month she'll be getting her purple sobriety chip for nine whole months off the crack pipe. So, so proud of her...there's this guy who lives with her, just ignore him when he asks if you've got " 'leven dolluz" to spare, he does that to every...um...well...oh yes! Every ethnic European person in the neighborhood."
4 Reply
Dennis M.
Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
7y
Oh I see you have 6 children how precious.. the neighbors dogs love kids .. yeah he has 5 pit bulls he lets roam unleashed . Don’t worry though ,he’ll be going to prison for a few years soon
15 Reply
Anthony Rosa
Rental Property Investor · New York City · Member since 2019 · 703 posts · 538 votes
7y
Parents are responsible for their children. If it was a single person or a couple that destroyed the property the landlord charges them for repairs, no different in this case.
3 Reply
John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
7y
I agree with Nathan. It is all about the screening process. You can often wait and find a more qualified tenant and not violate any fair housing laws. Also it would have been a good idea to inspect more often. Maybe through in free HVAC filter replacements for her so that you were seeing the property every 30 days.
2 Reply
Colleen F.Pro Member
Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes
7y
What have they destroyed? Because destroyed isn't something that new paint fixes because that can happen with a lot of people in a house regardless of if they are children. You will need to repaint most of the time on move out. Are things broken?, bill her real time. do floors need repair? do the cabinet doors need fixing? did they break a faucet? bill them now. don't wait until they move out.
When I have a candidate where the dog doesn't listen I don't take them and I don't take people whose kids don't listen when showing. Also pay attention to who they are living with now and why.
Keep in mind people reproduce so even renting to a couple you can wind up with 3 kids in a one bedroom in a short time..... so you need to vet the people and even then it doesn't guarantee anything. The nicest people can do the craziest things.
9 Reply
Cameron Riley
OP
Rental Property Investor · Phila, PA · Member since 2018 · 554 posts · 118 votes
7y
@Craig Jeppesen
True. You are right, you should always be careful what you post. I wanted to get some advice and feedback. That is all. Thanks
1 Reply
Cameron Riley
OP
Rental Property Investor · Phila, PA · Member since 2018 · 554 posts · 118 votes
7y
@Jonathan Watt
I suppose. I clearly stated in this post, I “ do not discriminate “ haha. Thank you though!
1 Reply
Cameron Riley
OP
Rental Property Investor · Phila, PA · Member since 2018 · 554 posts · 118 votes
7y
@John Underwood
John, how can you screen for well behaved children? haha!
2 Reply
Jason D.
Rental Property Investor · St. Petersburg, FL · Member since 2017 · 3k+ posts · 4k+ votes
7y
@Leon Kanon you would have to require ALL tenants purchase renters insurance to require a person of protected status to do so. To only require tenants with children would also be a violation of fair housing.
6 Reply
Leo Koonan
Rental Property Investor · Seattle, WA · Member since 2018 · 230 posts · 77 votes
7y
@Jason Obviously.... Why wouldn't you require any tenant to do so? Its pocket change for them and keeps you from sweating. Also tenants that carry re insurance know not to f* with your property because they might lose their insurance or get higher premium next time as more and more landlords require it nowdays.
3 Reply
John UnderwoodPro Member
Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
7y
Originally posted by @Cameron Riley:

@John Underwood
John, how can you screen for well behaved children? haha!
If you get high quality parents they will likely keep their kids in check.
2 Reply
Cameron Riley
OP
Rental Property Investor · Phila, PA · Member since 2018 · 554 posts · 118 votes
7y
@John Underwood
Fair enough
0 Reply
Jason D.
Rental Property Investor · St. Petersburg, FL · Member since 2017 · 3k+ posts · 4k+ votes
7y
@Leon Kanon may seem obvious to you, but I figure that I'd mention it in case it wasnt obvious to the initial poster.
2 Reply
Leo Koonan
Rental Property Investor · Seattle, WA · Member since 2018 · 230 posts · 77 votes
7y
@Jason D. Didn't think of that... Lol
Jason is correct... One thing you don't want to mess with is anything to do with fair housing and other discrimination laws.... So simply take the same approach to everyone. Trust me if your tenant cant afford renters insurance that should be a huge red flag for his ability to pay cover his rent in general.
3 Reply
Tanner Marsey
Rental Property Investor · San Diego, CA · Member since 2017 · 439 posts · 578 votes
7y
What kind of damage are we talking about? I have three little ones of my own and the walls and floor take a bit of a beating but nothing a little filler and paint can’t fix. And the floors.... they get damaged by pretty much everyone. I remember as a young kid putting stickers and stuff on the back of my bedroom door.... I’m just trying to fathom what kinda heavy damage the little ones can do.
1 Reply
Deanna O.
Rental Property Investor · San Diego, CA · Member since 2010 · 377 posts · 314 votes
7y
As entertaining as it is, the "how to discourage parents" only discourages GOOD parents -- the bad ones will still move in, because they are desperate.
I rather suspect that this tenant will find it quite tedious to be repairing the house every 6 months after your "safety inspections" disclose serious damage that needs to be remediate (at her expense). Month-to-month has a lot to recommend it.
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