All Forum Posts by: C Rutherford

I'm with the others.   Everyone demands that landlords treat tenants with respect but you know what?  This is a two way street, and they don't get a free pass either.   A business relationship has standards of conduct.  
This person is not meeting those standards at all.   Moreover they have fallen into habitual passive aggressive abuse, bordering on harassment.   Your concerns about it leading to more serious behavior, such as destruction of property or threat to personal safety to you or family, are reasonable and warranted given their actions.  

I've done this for years now, and some of my worst tenants were people who paid rent every month.   There are other people who would like the place, who will pay rent every month, without the stress and abuse.  
This situation is not fixable, and there is nothing you can do to satisfy them.   They need to go.  I think the focus should be not on toleration but helping them to rent elsewhere.   And why wouldn't they want to, given their stated dissatisfaction with the current place, right?   They say every day they don't like you and then some.  OK then.  Time to help them get what they want.   Away from you.
 

Honestly this prospective tenant sounds like a nightmare.
If they are nitipicking this much just to get IN, you can only imagine how they will be once they have the keys and have possession rights.
Turn around and run lol.

After showing a renovated vacant apartment 2 weeks now, and getting a seemingly neverending string of high risk applicants... crime records, alcoholics, people with drug issues, evictions.... Orders of Protection, no rental history. Shaky or absent income. A herd of destructive pets, and on. And after watching one after another tenant who checks out good flitting off, never getting back, or changing their mind.

I finally get someone who says they like the apartment and looks like a good prospect.  They work close by they say, and they are familiar with the neighborhood.  They're pleasant.   They fill out an app, and they have enough income for the place.   All this points to a successful rental.  I'm all ready to go ahead.
So, I recommend the Holding Deposit.   In our case this is the Security Deposit amount, which we take in exchange for a form they take with- we keep a copy--- saying they have the apartment reserved pending backchecking.    This gives us time to do the backchecking so they don't just flit off to the next place and change their mind in the meantime, and they have the apartment reserved.

I've been telling people that the Holding Deposit is fully refundable if they don't get the apartment, if they do get it becomes their Security Deposit.  That seemed fair.
This time, however the prospect that looks good and likes the place says they want to put down a deposit to reserve, but they can't get to the bank until tomorrow.

Why don't we try Venmo?  Is my sudden epiphany.
I may be GenX and behind the times, but someone recently got me set up on my phone, and all the young people are doing this.   "Sure!" comes the reply.   Click click punch, and proof of the Security Deposit cyber transferred is right there, and transferable on to the rental account.
We fill out the forms, and off they go.  Apartment reserved.  Now we have time to backcheck.

Or do I?
I hadn't even been home long enough to text the applicant a thanks we will be in touch, let alone check anything because nothing is open until the next day.   When my phone has a notification:  "Deposit Refund Requested".
Apparently, the person saw some place they liked better, wanted more time to think about it and on.
I get a text confirming that.   Waffling, wants to look around. 

It was a disappointing night to be sure, but this applicant was wanting to reserve the apartment until the 29th, move-in date.  That would have been two more weeks with that holding deposit.  What if I had held the place pending with the deposit all that time, and they backed out then?

First, what good is a holding deposit using Venmo especially, when they can just cancel so easy, anytime?
That's like no commitment at all.  They don't even have to make a trip to the bank to back out, they do it reclining in a living room sofa chair, anytime the mood strikes as easy as clicking a TV remote.
Second, what good are holding deposits, if there is no penalty for backing out of them.   I feel as if this is unfair to the leaser.  
We hold the apartment, miss out on other prospective renters, do all the backchecking work then get nothing when the prospective tenant finds something better or changes their mind, and the deposit is returned.
Is there any better way to do this?

Assuming I am in a Class C neighborhood.  I don't know.
When I was getting into this initially, I almost got a duplex in a class "B" neighborhood instead.   However I have checked the property taxes on it recently and they are more than twice as much as what I'm being charged.   Also compared to the duplex I bought, for the same price:  Unlike the class B which had no garage, it has a double garage, which I can rent out the other side, and gives much needed storage for maintenance supplies.   It has a full yard, which is a nice selling point.   It has basement access without having to go through the tenant apartment, that is huge from a management standpoint to get to the utilties.    The Class B duplex also had foundation issues.  I was going to hire someone to address it, which would be costly- but still there was that extra expense.

But most of all, the Class B duplex I turned down, had someone in it who wasn't paying rent.  For how long, I don't know.  The owner selling was a doctor, who was probably selling for that reason, he did not want to kick her out.    But he had the money to house a squatter indefinitely if need be I'm sure.  I do not.

I tried requiring he move her to another one of his own apartments before buying.  He would not.   So I abandoned the sale.
It would have been nice to be in a Class B neighborhood I'm sure.   But where would I be now, had I gone with that duplex?

>>>>don't deal in C and below properties>>>>

I am very interested in this.
First, what is a C and below property?
Second, in my city having rentals in the desireable neighborhoods costs twice the amount of property taxes a year or more.  And correspondingly, higher property insurance rates too which go by property value.
That's thousands more you need to come up with in rent annually, and that much more pressure during vacancies.
Are the tenants really that much better?

Provided where you rent is low crime, I'm not seeing how a more desireable neighborhood, provided everything else the same, would translate into longer staying tenants.    My vacancies usually happen over things like abandonment after losing their job, having medical issues, wanting to move in with a new boyfriend, giving Pay or Quit notices for not paying rent.... and so forth.
I'm not saying your wrong, but is there any evidence that if I tried to get in a Class B or A neighborhood, paid all that money, and all that more in taxes..... that things would be that different as far as tenant behavior.  What are the reasons.

@Parris Taylor your solution is confusing, I'm not seeing it.
Are you saying that you solved everything by calling and talking to the tenants directly, instead of using texts?    I hope you're not saying that.

Because I know from experience that would make my life a complete nightmare, lol.   Calling them on the phone not only makes things more emotional, and draws you into the lives of all your tenants..... it takes way more time and scheduling around them being available to talk.  But much worse, there's no record at all of what you said, and what they said.
This is not good from a memory standpoint, but can be disastrous if there is any kind of problem or dispute.

Say there's a leaking toilet that destroyed the floor, because it was never reported for you to even address.   
Texting:  You have proof they never notified you, you have proof you told them to report leaks immediately.
All phone calls:   They never tell you about it.  You take them to court, and they lie and claim they told you on the phone about it every month.  Where is the evidence?

Texting:  They tell you this, they tell you that.  You tell them this, you tell them that.  There is a record of everything, right there.  You can go back and see all the conversations.  You forget nothing, they cannot pretend you said what you didn't and on.

Calling "personally":  No security, no record- its your word against theirs.  Everyone is ready to blame the landlord, and does if there is a problem or dispute.   Problems easily become emotionally charged when you have to make demands.   You can get frustrated, say the wrong thing without time to think about it because you have to answer on the spot.   Conversations can quickly spiral out of control.

How is that better?   If that was not your solution, my apologies because I'd love to hear what else it was that worked.

>>>>Perhaps the answer is to sell and invest in something else more reliable or passive. Good luck.>>>>

@Ned Carey  Bravo, I love the idea.    I am ready to put the for sale  signs up today.
What IS that more reliable and passive alternative you are referring to, you say I should do instead?   I'm all ears and ready to try.   But it better be stable.

Because otherwise if I don't have any income, I won't be able to keep my house, car and eat for long after the money I make from selling the properties runs out.
The money I saved all my life.  And I'm too old to save it all up again.
To me it seems suffering is better than living in a cardboard box, if  you get my drift.

@Matthew Irish-Jones agreed, I need to hire help.  I would love to do that.
Unfortunately the income from the rentals is just enough to pay the bills, cover any emergency expenses, and pay taxes and insurance.   I am running a tight budget.
There's nothing left over to pay the wages of a property manager.   Right now with all these vacancies, I will be lucky if I save up enough to get the property taxes and insurance paid.   I also need a new garage roof at my own home I need to save up for, there's a tarp over it now, and a large leaning tree in the backyard I need removed before it falls on the neighbors house.   Trying to save up for those, too.   And a huge renovation coming of one of the apartments, which may turn out to be costly just in supplies.

What do you recommend I can do on the side, as a second business.... provided as soon as I get caught up with these vacancies which were an unlucky hit-- to make the extra money so I can afford to hire a property manager.     Without giving up being self employed, because that was the whole reason I got into this to begin with.   Does that make sense?

@Jules Aton the scheduling the coming week  for the pest control was not laziness of negligence on my part---- although you'd be hard pressed to find any company for hire, Orkin or other in the country, or any other company for hire for that matter who you could schedule to get onsite that fast.   Are you serious?

I'm surprised you would move out of an apartment before the place could even get someone.   Even if they started calling the moment you mentioned the problem, I doubt they could get someone out there sooner.
People are so hard on property managers and quick to judge and blame them for everything- first, you don't even live on site, yet you are expected to wave a wand and make all their problems disappear, even if they were created by the tenant themselves.   If not, the blame always firmly rests on the property manager.  "This place is a dump!" they say, after they made it a dump.   Then they move, and leave you with a dump right.   And on.

It was not me, it was the tenants upstairs who brought in the roaches.   They are the ones who were not taking out their garbage, leaving food in the sinks and on the floor, and not keeping their own home clean.   Am I supposed to be their maid?   My pleas for them to follow hygiene have been met with annoyance or accusations of being invasive.

At any rate, they were the reason for the short delay. I asked them
immediately to let me know a day the people upstairs will both be out of
the building so the spraying can be scheduled, and they told me Tuesday
afternoon-- the old woman is taking her son to the doctor. That is
why it was Tuesday. I would think as a tenant knowing the problem
was addressed within that short of a time period would be a positive
sign, not reason to move out. If you did, you will soon find that most
places are not as responsive.

@Colleen F.  I am burned out yes but there are reasons.   One is I'm doing this completely alone, and can't afford help. 
I'm in a financial bind, absolutely need to come up with a second source of income.    But I'm seeing so much bad luck, its looking like I will have no real time to even try this for a couple more months at least.
  
Of the 5 units, I have one I've been trying to fill for a week now, with no luck finding someone who is even of acceptable risk after background checking- and inquiries are worryingly slacking off.   I have another tenant who has just had to abandon their lease for medical reasons, so I've had to let her out of her lease.
That apartment will now have to be cleaned, renovated, and the long interview and vetting process before I can find a replacement.

And now I just found out my worst tenants, the ones who destroyed the upstairs apartment with their filthy lifestyle, have announced they're moving next month too!   They are leaving because the son can't get up and down the stairs due to medical reasons.   This has got to be good in the long run, but its so hard to do it all alone.   I'm looking at that apartment, the biggest one and all the damage they did to it.   And I get nothing but negativity from my family, all they ever do is tell met to quit and 'get a job'.   I don't even have time right now to fix my furnace.
Its hard right now.  

@Jules I am thinking more along these lines.   The 5 Day Notice talks about court filing fees, and on because this is to avoid squatters.
But this seems to be the only card property managers have.   Without this.... these renters have possession of your property, they have the keys, and there is no way they will do anything on the lease, because what else can you do?   You can fine them, but how can you make someone pay fines? 

My fear is her statement about keeping her cats elsewhere.    Her precious cats right.   I don't know why she would need to protect them from bugs, or if it was all a lie, I have no idea.  But that makes me wonder if she's wanting an excuse to ditch on her lease.

Still, why pay any rent at all, then?
I agree, I have my hands full with 2 other potential vacancies out of 5.  I already put in long hours with the last vacancy which isn't even filled yet... and probably have ginormous hours of labor and renovation expense coming next if the people upstairs actually do move.
I'm left with sending the notice stating she now owes $50 unpaid on October rent.
She completely ignores the rent amount, is paying what she wants, when she wants.  She has taken control of the lease.  
But I can't face 3 vacancies at once.    IDK.   It is bothering me a lot, but it seems my options are slim here