All Forum Posts by: Chris London

@Sharon Miller, you are in control, not them. You tell them when and how you are going to do the walkthru not the other way around. I would reaffirm your policy which you mention above (they have 7 days to send their walkthru). If there is damage or a non-working appliance, you will address it, if there is a mark on the wall they need to list it so that they don't get charged for it when they move out. As Eric says above, you don't sign the lease and then start negotiating a freshly painted house or other updates.

The walkthru is after they have paid rent, showed you the utilities are in their name and presented proper renters insurance. Then you meet them at the property, hand them the key and give expectations such as when and how to replace air filters, properly use the thermostat including making sure the fan is on 'auto' and never 'on', where the trash/recycling cans are kept and when to put them at the curb, etc. 

@Bryan Satter in regard to routine maintenance. While the best answer is to find a PM company in your area that will recommend these services as needed, ideally after regular routine inspections. You can consider the approach of making a list of common routine maintenance services and telling your PM that you want them addressed at specific times. 

For example, you would say, 

Dear PM, regarding my property on ABC Street.

I would like you to ensure that the following is done as follows: 

Every March & Sept yard spring clean (trim hedges, weed, mulch 1x year). 

Every March, clean gutters, termite inspection, HVAC service. 

Every other March power wash exterior of the home.

Tailor this list to your home/location, if you have well and septic then include those services also for example.

As a residential PM I recommend these services to my clients after the home inspections I perform 2-3 times a year. Less these days unfortunately with COVID-19. However, I have some owners that either don't respond or don't approve these services and others that go above and beyond requesting fireplace cleanings and regular dryer vent cleanings. I mention this because the more you communicate with your PM and let him know the level of care and investment you want to take in your home the better they can serve you.

@Alyssa Lebetsamer there is technically mold spores at some level many places that are damp or humid. There are mold testing companies in your area that can test if they are acceptable levels or dangerous/toxic levels. You might consider telling the tenant you will be happy to have a company come out and test. If the levels legally require remediation you will pay for the testing and if they do not the bill will go to the tenant.

You can also take the alternate approach of going into the attic with bleach or a solution of distilled vinegar and scrubbing the area that the tenant reported had mold.

@Prakash Satiani what was his response when you sent him the text message? Is he packing up and looking for places or are you asking because he told you he won't move? Just curious. Sometimes, and maybe doubly so when you share a house with someone, respectful conversation can be cheaper than a lawyer.

@Nicholas Jose Tax Return, Bank Record, Credit/Background Check, copy of driver's license, and previous landlord contact. To your question, I suppose it's easy enough to edit the numbers of the 1st two documents although that is a lot of work just to prove a higher income. The Credit/Background check you will run and if they show a responsible credit score I think you'll be fine. Theoretically, someone could forge their W2 income statement also. The landlord contact could be fake also but that is where you can do some due diligence using google if you are overly concerned. I don't know that my CPA or the guy working at H&R Block at the mall is going to be an expert in spotting photoshop editing.

@Charles D. Check your lease to see if this info is already in there. If it doesn't or even if it does and you want to update it you can add an addendum. Below is the wording in my original lease and below that is an example of an addendum I use to extend or change the terms.

Original lease:

IN CONSIDERATION of the promises contained in this Agreement, Landlord, by and through Agent, hereby agrees to lease the Premises to Tenant on the following terms and conditions:

EITHER LANDLORD OR TENANT MAY TERMINATE THE TENANCY AT THE EXPIRATION OF THE INITIAL TERM BY GIVING WRITTEN NOTICE TO THE OTHER AT LEAST 60 DAYS PRIOR TO THE EXPIRATION DATE OF THE INITIAL TERM. IN THE EVENT SUCH WRITTEN NOTICE IS NOT GIVEN OR IF THE TENANT HOLDS OVER BEYOND THE INITIAL TERM, THE TENANCY SHALL AUTOMATICALLY BECOME A YEAR-TO-YEAR TENANCY UPON THE SAME TERMS AND CONDITIONS CONTAINED HEREIN. THEREAFTER, THE TENANCY MAY BE TERMINATED BY EITHER LANDLORD OR TENANT GIVING THE OTHER 60 DAYS WRITTEN NOTICE PRIOR TO THE LAST DAY OF THE FINAL PERIOD OF THE TENANCY. (EXAMPLE: Assume the tenancy is a calendar year-to-year tenancy and 60 days advance written notice of termination is required. Tenant desires to terminate lease as the end of the May period of the tenancy. Tenant would be required to give landlord written notice no later than March 31st. If the written notice of termination were to be given to the Landlord on the 10th of April, the notice would be effective to terminate the lease at the end of April of the following year since the notice was not given 60 days prior to the end of May.)

Example of Addendum:
The lease agreement entered into by the parties listed below for the property located at
is hereby modified to include the following terms:

Lease end date is extended to 08/31/2020.

All other terms of the lease agreement remain in full effect.

@Ashley Knodel I buy from Costco and use the Costco credit card which automatically extends the warranty to 3 years and gives me cashback. They are also very responsive to resolutions and do not give the runaround. Get models that use knobs over digital displays when possible. 

Finally, some of my properties including one that is a B property I don't offer a washer/dryer and have the tenants supply their own.

@Cj McDougal perhaps a lawyer or sheriff will reply with a more technical answer than mine.

Can they? Yes, sure of course they can, it sounds like that is what they are doing now right? In normal non-COVID times you would manage by 1) making sure your lease states what your entry rights are 2) giving notice per state law and your lease. 3) making the attempt to enter. 4) When denied call the sheriff and be prepared to provide a copy of the lease and prove who you are and your right to enter.

In COVID times while I have not tried it I would take a guess that you will not get very far with the Sheriff or the courts being sympathetic and helping you enter.

My suggestion is additional communication with the tenant. I'm inclined to say use honey but some have more luck with vinegar. It certainly is possible you have to change your plans. It does sound like you may be planning on selling your home? If that's the case you may find a tough row to hoe when it's time for showings. 

Good luck and let us know how it goes.

-CL

@Wade G. glad you wrote this post, I thought I was the only one that really hated debt :)

While I may still someday work to pay down the notes I recently had a change of heart regarding using leverage. In my area, I don't personally believe housing prices are going to drop, and with the ultra-low rates, I have a goal to pick up 2 new properties this year. I need plenty of cash for those 2 down payments so all extra cash right now is focused on growing my portfolio and with low-interest rates I've had a change of heart and little desire to pay them off early.

@Ivan Vasquez, wow, that is quite an event to season a new landlord. I think when you get through this everything else will seem like small potatoes. I'm glad the tenants weren't hurt in the fire.

The only advice I'd offer is to decide early on what type of landlord you want to be and create processes to make each decision as automated as possible. Your compassion for the tenant is wonderful and I wish more people were like you. Keep in mind however that this can be draining on you as well. I personally believe you can practice empathy toward the tenant and still hold them financially responsible at the same time.

Good luck and let us know how it goes.

-CL