All Forum Posts by: Ash S.

At least one issue is resolved.  I just communicated in very firm manner via certified mail. Tenant made the full payment for drywall repairs though tenant was insisting deduct from security deposit few days back. Thanks for all your inputs.

I have lived in all the 4 major timez ones in USA. Lived in California and Texas - 100% go with Texas. But why Texas only if you are remote - you can consider investing in Phoenix AZ, Charlotte NC, Memphis TN? I did 1031 exchange for my property in Phoenix AZ and bought two in Dallas/Fort Worth. Property taxes are too high in TX - almost 2.4%. State rather than charging state income tax compensate from Property taxes.  I regret selling my property in Phoenix AZ where the property taxes were really low.

Though Texas is not so great for investment property but way better than California. But if you are remote investor then why Texas only - there are better options.

You need to charge them now. My tenant did the same thing, accidental damages and then I need to get it repaired. I told them that they need to pay but they keep on insisting that deduct from security deposit. I sent them emails and then finally a certified mail which clearly states that your next month rent is Rent plus Repair Cost plus Certified mail charges. Anything less is being paid then it's legal action/eviction. Took advice from eviction attorney for the same.

Don't budge and don't let these property abusers give you tough time and destroy your property. Fix it one time and forever.

Security deposit deduction only happen when they move out or terminate the lease not for in between repairs.

Thanks everybody for your response and sharing your experience. I feel empowered now. It's 3 days notice in Texas. Lease clearly states that:

Periodic inspections every 3 to 6 months by the landlord, the property manager, or the landlord's agent will be done with 3 days of notice to the tenant.

Quote from @Debbie C.:

@Ash S.

4. Follow the laws in your state and give the correct notice. Here it is 48 hours, however, I do give tenants longer notice for an inspection. They can be present or not, I prefer it when they can be there.

5. There is no "not willing" to let us inspect. We do not enter the property without proper notice and only for scheduled repairs or an inspection, otherwise we respect the tenants privacy. However, when we send a notice we are not asking for the tenants permission, we are telling them when we are coming to the property and what we will be doing. Unless there is a very good reason to re-schedule, we expect them to comply. 

We don't have issues about this with good tenants, they understand they need to follow the terms of the lease. If we do have a tenant that is causing problems, for whatever reason then we deal with the situation and then do not renew the lease.

Local law is 72 hours notice. Good to know no permission needed.

Thanks everybody for your inputs.

I think this question, not everybody understood:

"2. Rather than doing inspections what if you ask tenants to provide the images and notes?"

I got some repairs done and asked tenant to send the pictures so that I have some idea how was the repair quality. Unfortunately tenant not willing to do so.

1. How frequently you are getting property inspections done? Quarterly or once in six months or yearly? Or when there are some repairs done and you want to validate the repairs?

2. Rather than doing inspections what if you ask tenants to provide the images and notes?

3. What if tenants don't provide the images and notes?

4. How much advance notice you need to provide to the tenants before inspections?

5. What if tenants are given 1-2 weeks notice but even then tenants are not willing to let you for property inspection?

Quote from @Lucas Amuchastegui:

Thank you guys for the replies. My understanding is that mail requiring signed receipt can be problematic because the tenant can just pretend not to be home and then it gets returned and is invalidated. Is that true?

I didn’t post a letter on the door, but will be doing that with important notices in the future. My own llc is managing the property. We’re a small business with 11 units. In Oregon, statutes say that first class mail alone is an acceptable method of notification. I’m curious how high the burden of proof is.  Maybe it just depends on the individual judge and circumstances. 

You have done the right thing. Yesterday I sent a similar notice to my troublesome tenant(who is refusing the make the payments for repairs) by USPS first class Certified mail(with tracking but no signature confirmation) for cost reasons. This costs around $4.6 while the other one is $9.90. I asked the USPS person and she told me during pandemic somebody can refused to sign and one need to just show the proof of delivery which anyway can be done using this. I had another small claims case where Court accepted USPS Certified first class mail with tracking.

USPS first class Certified mail(with tracking but no signature confirmation)



USPS first class Certified mail(with tracking but no signature confirmation)

The Anderson Law Firm, PLLC

972-299-0833

Mckinney, TX

andersonlawfirmpllc.com

You can provide my reference.

I did the mistake by being fast in terms of choosing a tenant. Some members pointed correctly unless I have talked to the previous landlord I should not have gone ahead.

Even though I am landlord for 6 years and I had 3 fantastic long term tenants(such nice tenant who even cooperated in property showing when I was selling-yes I sold the property with the tenants in there). I trusted what somebody said and what Zillow background check presented to me. Only the 4th tenant - I did mistake. 

But is this issue going to be fixed by having property management? May be not.

It's an overkill to have property manager for just two rental properties. I have a first hand experience, being in HOA, that middle layer(property manager) may not help unless you have a good/responsive property manager who is also affordable. All these property and HOA management companies hire smart attorneys and get a very one sided legal contract. Most of the times, community manager and property manager is held harmless for any of their decisions. The multi family where this problem tenant was living is managed by https://robinsongroupre.com/. Local property manager didn't responded to my phone calls(for verification for the tenant) for almost 40+ days. So all the property managers in this forum, how they will vouch for property management?  Called their corporate office  but no response even after 4+ weeks. Fax also fail.  "The Robinson Group" has 259 google reviews and rate 1.5 stars(one has to give least 1 star in their ratings or reviews). So please don't advocate for property management blindly. Yes there are some very awesome property managers who are difficult to find.