All Forum Posts by: Christian Bors

@Bill ThompsonYou're right. This was my first tenant move out. Wasn't sure what I was thinking. Based on the overwhelming response, I should have just taken the keys and walked through the property at a later date. Especially since I am giving back the security deposit, so whats the point. Thanks for the input.

@Nathan Gesner  This particular tenant has been in the property for the past 7 years.  While she was a headache, she did pay her rent (which was easily $200 below market rent). She could have been much worse.  The issues typically rose when I was trying to replace or fix items in the her apartment.  For example, the bathroom didn't have an exhaust fan.  The tenant never opened the window which caused mold to form on the ceiling.  Anyways, I replaced the window and installed a fan the first couple of weeks I owned the property.  It took a couple of weeks because she uncooperative with letting us in to make the repairs.  That was the typical issue we had with her.  There were two other incidents similar to the one mentioned that happened later at the property.  

As far as procedures go, I certainly learned what to do when a tenant moves out.  Won't make this mistake again!

@Max T. lesson learned!

@John Thedford I hear you.  And I'm sure you are right.  Who cares what the cost of locks are when I have to spend 15k to get this place rentable, BUT I hate this tenant. Also, there should be some consequences for threatening me.  Trump would probably keep the whole deposit and say sue me! I know its a headache and definitely not worth any type of battle, but she should be held somewhat accountable.  I mean she really F'd this place up.  Will she file a lawsuit if I keep $50 for changing of the locks?  I doubt it, she's lazy.

@Wayne Brooks You cannot charge a tenant if they changed the locks? That seems stupid.

@Wayne Brooks That is correct, she did give me the keys to the new locks however she was not allowed to change the locks.  This past Wednesday, I told her my contractor and I will be walking through to take measurements of the place (She already moved out)  I told her I have a key and its up to her if she wants to be there.  Anyways, she clearly knew I didn't have the correct key and said "sure, I won't be there but you guys can go inside." Then when we walked through she told me "yeah, I knew you didn't have a key but I didn't want you to go inside when I wasn't there"  Needless to say, I'm thinking why the hell did you say I could go inside then!  Anyways, I don't trust her at all.  So despite getting the keys to the new lock, I am going to change the locks.  Are you suggesting I cannot withhold from the security deposit for the locks because she gave me the keys even though she did not have permission to change the locks?

@Jay Hinrichs for the record, this property is most likely a C area.  The property itself is a duplex.  The other tenant I screen and placed on the other side has been great so far.  And honestly, the tenant that was moving sucked however she could have been a lot worse (she did pay rent).  I think after this property is properly rennovated, I shouldn't have a problem finding a decent tenant.  

@Harriet Baldwin When I told the tenant my only concern was the locks being changed, she demanded we call the previous landlord.  She eventually took out her cell and called the landlord herself. Just to clarify, are you saying after you complete the walkthrough by yourself, you would give her a call/send a letter about the locks?

@Elizabeth Colegrove I definitely learned from this mistake.  I like your approach much better.  Just making sure, I can deduct the cost of changing the locks from the security deposit correct?  Even though she doesn't deserve anything back, I know I cannot prove anything besides the locks.

@Ryan Dossey It was an estate auction, so I did receive all the keys to the property.  Even though I did get the keys from the tenant, I do not trust her.  I did not know she changed the locks, either did the previous landlord.  There was suspicion of drugs and we have had several disagreements.  It wouldn't surprise me if they had a key and were planning on breaking in to steal tools/appliances during my remodel.  The locks must be changed.  Also, as much as I would like to take your advice.  When your out numbered 6 to 1, its dark and in a rural place, I would prefer to settle matters peacefully.

@Douglas Snook She turned over the keys last night.  I'm going this afternoon to change the locks and start the rehab.  I thought about calling the cops, but I don't think they would have really done anything. 

So last night my tenant and I went through our property move out inspection walk through.  I had bought this property about 6 months ago at auction and inherited this tenant.  Needless to say, the place is destroyed.  Chipped paint, holes in the wall, floors are destroyed, all the bedrooms are painted ridiculous colors and the kitchen needs to be completely remodeled.  I knew about these issues when I purchased the property.  I spoke with my attorney and a friend; they both said because I don't have a move in inspection sheet or proof of what the property looked like, I should give the security deposit back.  That's fine, in the grand scheme of things 600$ doesn't really matter when the remodel job is about 15k. 

Anyways, we walked through and I said the place looks fine except you changed the locks.  There are no other issues I see with the property.  The tenant was very upset and said the previous landlord knew about the changing of the locks.  I had told her I didn't receive a key, and the seller never told me.  The tenant called the previous landlord so prove her case.  Well the previous landlord said, "I didn't know you changed the locks, why did you guys do that?"  Blah blah blah, the tenant made an excuse and said they shouldn't get charge etc....  When we were leaving the property, all of a sudden a large pick up truck comes flying in.  Almost hit my car! A gentlemen (I think he may have been a friend or a relative) got out of the vechile and started screaming saying "where is that f***** a*****."  Luckily, I was already in my car.  At this point I was turning around and already in the middle of the street.  He jumped in front of my car, pounded on the hood.  Then tried to open my door.  I took off and that was it.  Needless to say, I have learned many things from this mistake.  My question is how should I have handled this situation?  Should I have called the cops?  I was worried the tenants were going to smash the house after I left, but it does seem like the simply left after my departure.  Is there anything I should do now?

Thanks and sorry for the long post.

@Wells Lange is absolutely correct. The best option is to buy a 4 plex. Use FHA financing, live in one unit and rent the others. This will give you a taste for land lording. It's simple, easier the most other options, and helps you learn a ton in a very short period of time.

@Craig Moore