All Forum Posts by: Alec Boe

First you should get that mold test done soon if mold is being seriously questioned. They are not cheap, typically running $300-$500 at least around CFL. What to do exactly depends on how the tenant has been thus far, more so the language they've used. If it sounds like they are laying the groundwork to sue you then it would make sense to work to get them out as soon as possible. Examples, "my child is coughing and getting sick from mold", " I've developed symptoms my doctor says are from mold inhalation/exposure".

You want to keep communication in writing at this point (if relationship is sour/mold related), also document everything regarding vendors and more. You will want to show that you tested for mold in a reasonable amount of time along with making remediation repairs if they are needed soon & safely. I think you are doing a great job putting yourself in the tenants shoes and wondering what they will think and feel.

Friendly Disclaimer, I am NOT an attorney and this is not legal/civil advice but simply what I would consider and think about in this process as a property manager.

If you want to setup a time to discuss in more length I am happy to. Feel free to direct message me should you wish to. I feel like there are more details that are needed to be brought up to formulate a solid plan forward. 

Hey Mahin, very excited for you to start your journey investing here in CFL. Just sent you a message, happy to assist.

There are a couple ways this can go. I have dealt with this multiple times and you have a few options. 

One, if you test for mold as the interior of the home is so cold its condensing moisture in the air -particularly the HVAC Handler closet. If the licensed mold inspector indicates mold that is dangerous you could post a 7 Day Notice of Termination due to Mold. Please be sure the notice you post does comply with state law and your lease. My leases have an addendum within them as well regarding 7 Day Notices. Please note this is a gross simplification/summary and it depends case by case how you handle it.

Also, you can reach out to the tenant to offer them to move out and maybe throw in some incentives. 

Final option would be to Non-Renew the tenant. If nothing you can do works or can satisfy this tenant (I would say it is safe to say you went above and beyond already) your best bet is getting them out. 

All the AC Techs I have spoke with said the HVAC unit is meant to create around a 20 degree difference from exterior to interior. We are in Florida, 95 to 62 is rough for the unit. Cannot imagine their utility bill. 

In summary, these kinds of tenants are not all that common, but when you acquire one, there is usually no way to satisfy their demands. They are best suited to own their own home. If you want to discuss more in detail I am happy to help!

Hey Francisco, Claudia made some great points! To piggyback off what she said, yes the tenant you place is the most important part of it all. However, once the tenant is placed you want to ensure you are fast to respond and assist with their maintenance/other concerns. Great communication is a great tool to keep tenants happy and they will be more likely to renew. Renewals save the owner money as turn costs and locating another tenant lengthens the vacancy period (more months without money). 

Please be very careful and concise with fees, rent, and deposits. Deposits are by definition and Florida Law refundable. You can charge whatever fees you want, but you cannot call a fee a deposit. That would bring the assumption that it is refundable. In this scenario, it sounds that you then do not acquire a deposit and you acquire rent as normal but just paid 2 months upfront? So if you do not have a deposit, what do you have to fall back on should you need to make a claim? If you could provide some clarification on this matter so I can better assist I would love to help.

@Emmanuel A. That's incredible news, congratulations! Would love to hear more about your journey investing here. I'd love to assist should you have questions or need a second opinion as it pertains to the rental side of your strategy!

Hey @Tony Thomas, I am sorry to hear that about your eviction process. I, as well as my team have worked through this process before. Feel free to dm me with more details so I can better assist you here. Wishing you all the best!

What are the terms of the lease? If they are up for renewal and you elect to non renew them you must stop accepting funds from the occupants after the lease expires (accepting rent after the lease expires may make it appear you have a tenancy at will agreement). Then I would seek a legal consultation from a real estate attorney to assist in evicting them if they will not leave (we have a few great attorneys we work with in the area). Feel free to direct message me with more details so I can better assist you. I would say the posts above are great ideas to try first before taking legal action.

Hey Nelson, I have managed many voucher program rentals in Orlando and surrounding areas. Here to help, if you have any questions, or are curious on the experiences I have had with it. Wishing you the best of luck in your future endeavors!

I would typically advise against solar. From the homes we manage here in Central Florida any benefit of your utility bill is negated by the financing of the panels. You actually end up making the tenants utility bill go down while you pay what the difference is had there not been panels; to a bank. Not to mention, solar panels can also be a cause of roof leaks and require regular cleaning to maintain some level of efficiency which is not great to start with while also getting worse over time. In summary, I have only seen them be more trouble than they are worth currently. Here is a map showing the solar efficiency/capabilities you can expect across the US. Florida is just slightly above average.