I pay for water bill... they are 2000 dollars behind

General Landlording & Rental Properties
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I pay for water bill... they are 2000 dollars behind

Charlie Moore
Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes

My tenants are responsible for the water and the water bills

It’s our agreement

However if they don’t pay it

Township puts LIEN ON ME!! And my property!!!!!!

- Can I turn off the water? They are currently 2k behind.

Yes or no

HELP

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Caleb Heimsoth
Rental Property Investor · Durham, NC · Member since 2016 · 7k+ posts · 7k+ votes
7y

@Charlie Moore from all your threads I think you may want to get out of the real estate landlord business...not sure your cut out for it.

There was just another long thread about utilities. If it’s in your name, it’s your bill. That’s just how it goes. I would evict these tenants personally, probably only going to get worse.

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  • Caleb Heimsoth
    Rental Property Investor · Durham, NC · Member since 2016 · 7k+ posts · 7k+ votes
    7y

    @Charlie Moore from all your threads I think you may want to get out of the real estate landlord business...not sure your cut out for it.

    There was just another long thread about utilities. If it’s in your name, it’s your bill. That’s just how it goes. I would evict these tenants personally, probably only going to get worse.

    11Reply
  • Carson McFadden
    Real Estate Broker · Carson City, NV · Member since 2018 · 20 posts · 7 votes
    7y

    I would not suggest turning the water off. It likely won't pose a threat to your home, however, if the tenant continues to live in the property with no running water it could cause an unsanitary mess that you might end up with in the future... Also, not providing running water to a tenant could make the home 'uninhabitable'.  In many states an uninhabitable house allows a tenant to move-out/stop paying rent starting the day it becomes unlivable. 

    If I  were in your position I would start the eviction process due to non-payment (In Nevada, I would file a 5-day no pay eviction with the local court. This allows the tenant five calendar days to pay up or be locked out.) 

    Late fee's / interest should also be charged to your tenant on top of the $2,000 in water bills that need to be reimbursed to you. 

    2Reply
  • Charlie Moore
    OP
    Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes
    7y

    @Caleb Heimsoth

    Wow. Rude.

    How do I become more cut out? Like yourself, Mr. Heimsoth

    2Reply
  • Jill F.
    Investor · Akron, OH · Member since 2016 · 2k+ posts · 4k+ votes
    7y

    @Charlie Moore

    If you want to "become more cut out" for real estate investing, you might start by learning that laws that apply to your business. I don't think @Caleb Heimsoth was rude at all. Your profile says you own multiple properties, why don't you already know that a self-help eviction is illegal in DC (as it is most places)? This is very basic information and this is a sincere question.

    10Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    7y

    I'm pretty sure it would be illegal to cut off the water. You need to put them on a payment plan to pay the water bill. If they falter you need to evict them.

    You should never let someone get this far behind on money they owe you.

    My lease says any money owed is treated as past due rent and any payments received is applied to oldest amount owed. That way they have not paid current rent and you can definately evict for non payment of rent.

    8Reply
  • Dennis M.
    Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
    7y

    This is why I pay water in many cases. Not worth the risk if the tenant is an idiot . Weren’t you checking up on your bill from the city or what? In re You can’t just collect money , walk away and assume everything is going exactly according to plan like dr evil in Austin powers ! To quote the great Jim Rohan - Ignorance is not bliss . Ignorance is poverty . Ignorance is tragedy

    8Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    7y
    Originally posted by @Dennis M.:

    This is why I pay water in many cases. Not worth the risk if the tenant is an idiot . Weren’t you checking up on your bill from the city or what? In re You can’t just collect money , walk away and assume everything is going exactly according to plan like dr evil in Austin powers ! To quote the great Jim Rohan - Ignorance is not bliss . Ignorance is poverty . Ignorance is tragedy

    what ever happened to the great thinkers and motivational folks Rohan was a favorite of mine.. now all we have is gurus selling you on financial freedom we all deserve and you can get it by being a landlord  LOL

    Its prudent to check before you buy how utls are handled.. I see lots of huds and UTLS in many rust belt cities run with the land not the tenant.. out our way not the same utls are never owner  issue always tenant..  And in those markets you think the tenants don't know that.  In many of these cities they wont turn off the utls even for non payment  don't want people dying on them.

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    1Reply
  • Charlie Moore
    OP
    Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes
    7y

    @Jill F.

    Oh

    Everyone knows it’s technically “ unlawful . “

    But this case was unique.

    They owe me money. Keep running up the potential LIEN. I want to shut off the water, Mate.

    0Reply
  • Russell BrazilBusiness Member
    Moderator
    Real Estate Agent · Washington, D.C. · Member since 2012 · 17k+ posts · 30k+ votes
    7y
    Originally posted by @Charlie Moore:

    @Jill F.

    Oh

    Everyone knows it’s technically “ unlawful . “

    But this case was unique.

    They owe me money. Keep running up the potential LIEN. I want to shut off the water, Mate.

     Its not a technically thing. Its blatantly illegal. Not only would you be sued and lose, you might just end up in jail.

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  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    7y
    Originally posted by @Charlie Moore:

    @Jill F.

    Oh

    Everyone knows it’s technically “ unlawful . “

    But this case was unique.

    They owe me money. Keep running up the potential LIEN. I want to shut off the water, Mate.

     well if your using mate means you may not be from the US.. and realize the tenants rights.. 

    I learned on my first rental way back in 77  or so.. that you cant shut the water off.. that was in CA.. I wanted them to remove the meter and I was going to remove the front door..  I was advised against that.. 

    you simply have to learn the playing field if your going to manage tenants that may or may not pay their basic bills then you have to be on top of them monthly this is not a passive pursuit its a job.. 

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    2Reply
  • Sylvia B.
    Rental Property Investor · Douglas County, MO · Member since 2014 · 1k+ posts · 1k+ votes
    7y
    Originally posted by @Charlie Moore:

    @Jill F.

    Oh

    Everyone knows it’s technically “ unlawful . “

    But this case was unique.

    They owe me money. Keep running up the potential LIEN. I want to shut off the water, Mate.

    Apparently you not only need to learn the laws, you need to learn respect for the law.
    Your case is not unique.

    3Reply
  • Joe Donohue
    Property Manager · Indianapolis · Member since 2015 · 46 posts · 34 votes
    7y

    Another reason I love Indiana:

    http://iga.in.gov/legislative/2019/bills/house/1347

    1Reply
  • Andrew B.
    Rockaway, NJ · Member since 2016 · 2k+ posts · 2k+ votes
    7y
    Originally posted by @Charlie Moore:

    @Jill F.

    Oh

    Everyone knows it’s technically “ unlawful . “

    But this case was unique.

    They owe me money. Keep running up the potential LIEN. I want to shut off the water, Mate.

     Gunna be hard to collect rent from prison, Mate.

    The reason everyone is giving you a hard time, is because you are woefully unprepared to be a landlord. "Don't Shut off utilities" is number 2 on the list of things not to do as a landlord. (Number 1 is don't change the locks)

    This is considered a self-help eviction and is WAY illegal. Not knowing these basic things makes us assume you did not do the necessary research before purchasing an investment property. it is your responsibility to thoroughly know and understand your local tenant/landlord codes BEFORE you purchase a rental, not after.

    Are you cut out to be a landlord? I have no idea.

    Are you prepared for it? Absolutely not.

    The good news is you can fix this problem. Download your local laws and read them, front to back. Then read them again. Keep them by your bed. Read it every night. The reason I get heated about this topic, is because you are operating a business where you hold someone's housing in the balance. These are people's lives you are holding in your hand. Act professionally.

    5Reply
  • Kimberly H.
    Residential Real Estate Broker · Chicago Suburbs, IL · Member since 2013 · 1k+ posts · 594 votes
    7y

    $2000?? I'm curious why the city hasn't already shut off the water themselves for non-payment. Around by me they threaten to do it when the bill isn't paid. No tenant of ours has gone far enough along to actually have it shut off by a city yet.

    3Reply
  • Kimberly H.
    Residential Real Estate Broker · Chicago Suburbs, IL · Member since 2013 · 1k+ posts · 594 votes
    7y

    @Joe Donohue in that Indiana rule you posted it says "Specifies that these provisions do not: (1) prohibit a municipal legislative body from imposing any requirement to: (A) ensure payment ".  That makes me think that maybe the city can still put a lien, or at least still go after the homeowner in some sort of collection action.

    0Reply
  • Guy M.
    Flipper/Rehabber · Williamsburg, VA · Member since 2008 · 144 posts · 105 votes
    7y

    To answer your question @Charlie Moore:

    Do not shut off the water. Get the cash to pay the bill. Do not renew their lease if it is set to expire or seek to evict ASAP. Pay the utilities for the next tenants and raise the rent to cover the additional costs. 

    2Reply
  • Morgan Biggerstaff
    Member since 2019 · 14 posts · 2 votes
    7y

    I appreciate everyone who put in a helpful response. It seems that the know-it-all's, well, just expect you to know it all. Why bother having a discussion forum then? Don't stop asking your questions Charlie.

    1Reply
  • Evan Brookman
    Nashville · Member since 2019 · 110 posts · 23 votes
    7y

    It is not recommended to turn off the water. Turning off the water may seem to remediate your tenants, but it will also put a burden on your property. After all, your property will not be closed forever. It 's recommended that after paying the money, I will apply to the court and ask them to withdraw the rent. This kind of thing is really upsetting and hopes to get a good solution. Next time you really have to think about how your tenants be chosen from. 

    1Reply
  • Karl Smith
    Member since 2018 · 19 posts · 21 votes
    7y

    @Charlie Moore

    Give them a 30 or 60 move out notice and move on. Are they on a month to month lease? Are they breaking their lease with you? If so go file at your county court house. Write off the $2K on your taxes next year and move on.

    1Reply
  • Cory O'Dell
    Rental Property Investor · Dayton, OH · Member since 2018 · 142 posts · 74 votes
    7y
    Originally posted by @Kimberly H.:

    $2000?? I'm curious why the city hasn't already shut off the water themselves for non-payment. Around by me they threaten to do it when the bill isn't paid. No tenant of ours has gone far enough along to actually have it shut off by a city yet.

     Same here. The city sent us a notice saying they were going to shut it off because the tenant didn't pay a $34 bill. 

    1Reply
  • Irina Belkofer
    Real Estate Broker · Cleveland, OH · Member since 2017 · 719 posts · 658 votes
    7y

    Almost half of Tenants in low income houses has their shut off notices from electric and gas companies but yet still working. These are on Tenants and I don’t care.

    Water I do bill to the Tenants but pay myself before the due date. Water here staying with the house - it’s a future lien, I’m not taking chances. To get debt to $2K it takes a year or more - why nobody verified that bill wasn’t paid?

    Are you doing PM yourself? Why it even get that far? Do they pay rent?

    I’m evicting Tenants for Rent being late much less than that. $2K for water is someone negligence - whoever does the PM for the property.

    You can’t shut off anything and it’s your responsibility to pay the bill. Next time log in into the water site more often and make sure water is paid before the rent. 

    1Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    7y
    Originally posted by @Kimberly H.:

    $2000?? I'm curious why the city hasn't already shut off the water themselves for non-payment. Around by me they threaten to do it when the bill isn't paid. No tenant of ours has gone far enough along to actually have it shut off by a city yet.

    many cities wont cut off service for non payment   ( Detroit Metro) 

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  • Jon Wanberg
    Real Estate Agent and Active Investor · Eustis, FL · Member since 2015 · 31 posts · 14 votes
    7y

    @Charlie Moore you can not legally shut it off. Start the eviction process with your attorney.

    Get them out.

    To be clear, you are saying the water bill is in the tenants name, they are not paying it. The utility company won’t turn it off with people living there, and liens the landowners property for non-payment by the tenant (whose name is on the unpaid bill)?? Correct?

    If that is the case you have to get a huge deposit upfront before people move in and put in the lease that non payment of water/utilities is a violation of the lease and will be treated as unpaid rent (ask an attorney how to word that).

    In any case, get these dirt bags out immediately.

    0Reply
  • Charlie Moore
    OP
    Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes
    7y

    @Irina Belkofer

    I was trusting that they were trusting that they were paying but I was clearly wrong

    - I wish I could shut off all utilities, I heard of some landlords doing this

    0Reply
  • Charlie Moore
    OP
    Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes
    7y

    @Jon Wanberg

    Yep Jon! That is correct!

    Their name but a future LIEN on my home

    0Reply
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