All Forum Posts by: Colleen F.

@Brian Kloft I can relate to those calls from new voucher holders that want to get out of the city. we get them all the time as we are also by the beach. I always check the HUD amount because often our apartments are more than HUD S8 lists as FMV. I believe it would also be more work for me with more wear and tear because most of the tenants are not working so in a utilities included unit they use more water and we have a well.

The big one is that since S8 won't do a pre-inspection I am never sure if the age of the building will cause issues. Not a slumlord but it is a historic building and we don't have overhead lights so that is a definite fail. I also think we might have a couple more building age relate issues but the paying tenants like it just fine and stay multiple years so I often wind up sending S8 tenants away especially when they want to make an hour drive because they have a city voucher. 

@Nathan Gesner  

Pro's:  I see the tenants and can set screening criteria.  I learned to recognize tenants who will likely stay.  I have taken new renters who meet my minimum financial criteria over higher score person "looking for a house" or someone who says they are staying but really is just looking for short term. (how many times did they ask about the lease break clause?). Was the last job seasonal? (We are in a seasonal area with year round units being less available). A new to the area 20 something with a strong local employer may be a more long term occupant. I know that isn't something a PM will pay attention to.  Also I can pick shorter term tenants if I have plans to reno a unit. 

Hard lessons:

-unexpected things will happen at the worst time. starting a vacation in the BVIs and you get that dreaded tenant call. the window fell out or there is a heat issue. 

--Issue lease violations- tenants will do things you can't think of. Hanging a large boat motor from a tree. Using a bedroom as a workroom.  burning pallets in a firepit so you have 9000 nails to dig up when they leave. 

Be proactive****  Fix it the first time. If the sewer backed up there is a reason. I wished I knew about scoping a sewer line before I bought my first property, I would have done it with the septic inspection.  Even if you have 2 backups 3 years apart it is likely there is something wrong with the line. Put in a no dig cleanout for the septic because problems won't happen in daylight. Septic filters are a PIA.  If that vent on the furnace failed before or a zone valve failed it will fail again, have a service contract or have a spare part on hand. 

Be prepared to lose vendors and recognize when a vendor is too small for a job. Our oil company suddenly wouldn't service if they don't deliver so we had to find a new 24 hour service. And if your electric contractor is one man, he likely can't put the 40 foot service line back on the building.

If the tenants are on a downward spiral they won't get out of it even if they rationally can. If they can't pay now eventually they won't be able to pay and they will take forever to get out. It doesn't matter  how old or sick they are or if you like them.  

If a tenant is causing too much stress for you don't offer them a new lease. I had one guy who complained about the upstairs tenant walking loud, he just wasnt' suited to the building. No complaints for a bit, I offered him a new lease and two weeks later he is at it again. I went to his door and said this is the way it is, here is your happy clause, you stay, no more noise complaints or you can just go now, no penalty. He went.

Always go over the lease in detail and explain policies like repair access to tenants. The medical pot growing tenants didn't want anyone in their house when they weren't there. After that I always cover that tenants will have to work with vendors for repairs and if they can't accept someone in their absence they have to arrange their schedule to meet the vendors, not the other way around.  

@Jerrell Sweeting   I know in NJ this was the difference between eviction(tenant) and ejection (just a " guest, no money agreement) of a person.   My brother had to do this in NJ with overstaying relatives. If they passed new laws and in NY especially talk to an attorney.  

@Dakota Timm need a contractor assessment but you are talking in the thousands and simple to impossible.  Plaster walls, older plumbing? where do they have to get to etc. 

@Faraz Mog yes you should be deleaded. You might call the local housing authority to see if you can get an inspection checklist or if there is one posted. They must have a voucher for your size unit. If they have a voucher for a smaller unit it won't work. Look at the FMV on the HUD site to see if your rent is higher than what is FMV housing for your area according to HUD. As for transfering unit between housing authorities I think that is in the prospective tenants court to get the voucher transferred. Masslandlords had a presentation on section 8 a while ago. You could see what info they post.

@Julian Broyles  I can't speak to phoenix area Property managers but if you need to have a PM manage your rental it is hard to get someone to manage rent by the room properties. Is that what you were told? they won't manage a rent by the room property?    As far as I am aware you can rent by the room in phoenix, I am not aware of any unrelated persons ordinances but you can check with your municipality they are usually starting at > 3 people that is what I believe would limit rent by the room. There can also be boarding house regulations if you have alot of rooms in your property.

@Ana Vhan the phoenix metro area has seen alot of appreciation in recent years. Do you want Phoenix proper or do you want one of the surrounding towns? I would decide that first and then find something in your price range because it is about the numbers. How much do you want to spend, in some areas that will buy you a condo, in some a townhouse, in some a house. Also decide if you buy a home do you want an HOA or not. There are alot of single family homes in HOAs in Phoenix and that may work for or against you in a rental. Some like HOAs , some don't.

@Matthew Tregoning I find zillow applications to be pretty bare bones.   I don't rely on them for applications even if someone comes through there. 

@Ray Sperle  You might look for agencies in your area who already run group homes to start  getting info.  Some agencies run multiple group homes.  in NJ it was the celebral palsy association they now have a new name. 

@Sridhar D. continueing to show a property in bad condition may lose you good tenants.   If you want to advertise you can advertise as anticipated vacancy and have a showing open house date in the future. or just wait and advertise when it is vacant.