All Forum Posts by: Cristin Andrews

Thank you everyone for the input. He paid the rent and late fees today. We are continuing to move forward toward the early end of lease in summer. 

Thank you for the response. So you don’t even try to speak with the tenant to negotiate anything first? Or is it a matter of them taking you more seriously once you send the 3 day notice?

I have renters that have been a great for 1 1/2 years. They took good care of the property and always paid rent a few days early. A few weeks ago, he told me his wife left him and took their child and now he would like to end his lease early as he said the place is too big for just him (4 bedroom house) and it now has sad memories. He offered to pay extra rent and give long notice for us to come to an arrangement. I agreed to let him move out with 90 days notice as it’s actually better for me to rent the place out in summer vs fall due to school enrollment and that I wouldn’t charge him for the remainder of the lease or additional rent but would keep the security deposit. He agreed. I went and did a walkthrough with my handyman and there is some damage that I advised him needs to be repaired (French doors to be replaced and repainting of rooms he painted black without permission) He agreed to do the repairs.  The repairs will exceed the cost of the security deposit even if he wasn’t already losing that for leaving early. A few days after the walkthrough he asked me if I would reconsider giving him his security deposit back or let him use it for his last month of rent. I explained it was there to help offset costs when unexpected things like this happened and I was advised not to return it but if he wanted to continue his lease to term that was ok as well and for him to let me know what he decided. He politely said ok and wished me a nice day. I sent my handyman over the following day to make some minor repairs from the walkthrough and that all went well. The following week he missed his rent payment for the first time ever (he was qualified independently for the rent and the wife was stay at home mom so that should not be a factor) I waited until the 4th and sent him a text that I hadn’t yet received rent and per his lease there would be a 50 dollar late charge on the 5th if it still hadn’t been received and then a 20$ late charge per day after. As of today he still has not paid the rent or responded to my message. I only have two properties and have never had to deal with non payment before. What should my next move be?

 I sent you a PM

Hi. I'm looking for investor friendly good, reasonably priced contractors to fix a water stain on a wood floor (I do have replacement wood on hand) as well as paint the interior of the house to get it back on the market quickly. My usual guy isn't available. Zip code 77095

Thanks in advance. 

Hi - sorry just seeing this today. I've sent you a PM

 I'm in Houston Harris county and Obie told me they aren't writing landlord policies in Houston anymore. 

I've been using State Auto for my Landlord policy which is due for renewal in January. State Auto sent me a note that they are no longer covering these types of policies but Safeco would be happy to sell me a policy for 5900 a year (previous was 2200). I've been shopping around with brokers and have tried Obie and Steadily and those told me that they have no providers currently writing Landlord Policies in Harris County Houston TX.

Can anyone advise if they have also run into this and if they have found  a solution? If I go with the 5900 policy I will be operating at a loss and I will be forced to sell the house. 

Any other options people can think of?

Thanks in advance.