All Forum Posts by: Ying B.

I have a high quality 4/25 single family unfurnished rental in Atlanta suburb that currently asks for $2500 rent.  It used to command $2650 but through the winter, I have reduced the asking rent to $2500.  Due to large percent of unqualified applicants, I have kept it vacant for 2 months now.  I just received an interest from a company that would be paying the rent and any associated fees on behalf of the insurance carrier of displaced insurance tenants.  They still go through any application and credit/background check we require.  They prefer a 3 month lease with month-to-month available after the initial lease term, in case there are any delays with construction. They are happy to pay a premium for the short term.  It is a family of 2 with 2 small dogs (shih tzus). They are looking to move in ASAP.  I don't mind the short term lease as there is garantee on the rent payment at a premium.  This should put me in the Spring-Summer time frame where I will have an easier time to find the next (hopefully better qualified) tenants compare to  now. 

My questions for the Biggerpockets community are: what are considered standard/appropriate amount for the following category since these are short term lease with flexibility and also it is a company that is paying the bill?  

• Rent (I am thinking minimum $4000)
• Once it changes rto Month-to-month, should I increase the rent for the first 3 months?
• Sec deposit 
• Pet deposit or Pet Fee 
• Pet Rent 
• Admin Fee 
• Cleaning Fee 

Thank you. 

Absoluetly not allow smokers and I have single family higher price range rentals ($2500-$2800/month). I do not allow smoking inside or outside. This is one rule I do not bend.  It is very costly to remedy the odor if you want to be a responsible LL to the future tenants. 

I am in agreement with Henry Phipps and people who hold similar positions.  I came to this thread because I have a situation a bit similar but not entirely.  I own a high quality single family rental in a cul-de-sac. There is another rental very next to me managed by Progress Residential who put in the capital investment just as we did and we have no issue with the tenants they have placed. However, neighbors have had problem with another rental property here.  It is meant to be a long term lease but we have seen multiple transcient groups of strangers let to live on the property a few weeks and perhaps a couple of months at times. There are multiple smokers who came to the front yard to smoke even though they have a fenced back yard, and 100+ feet away the cigarett smell flows over to my property. The trash cans have always been overflown that attract cats and trash got in to their very next door neighbor. Occasionally that tenant and their guest even took the liberty to get to other people's backyard to play or leave an icecream cone or sort in front of my property (trashy). A few years ago, one of the neighbors got seriously attacked by the dog of the tenant and the victim did not press charges. The owner appears to be an out of town LL per tax record and has been using a property manager.  I have raised awareness of these issues by calling the Propery Manager but I don't see any real effort in addressing it.  My own past tenant chatted with a neighbor that they were wondering why that house has so many transcient people constantly showing up but the tenant did not complain directly to me. Currently my property is listed for rent and I am very concerned that particular tenant will turn off my prospective renters. I do not allow dogs, cats, smokers and unauthorized occupants.  I don't know how much the LL know the real condition of the property.  I can tell you, most property has replaced their roof within the last few years, this one never did.  My property and Progress Residential have completely replaced the flooring that came with the house and did significant renovations, but this one never did.  No neighbors in our street would like to continue tolerate the constant stream of strangers from that rental property but few have took it far enough to resolve the situation.  I am contacting the Landlord to make him aware of the issues. I hope what he hears from me concerns him enough to instruct his PM to take action to disallow any sublet and smoking inside and of premise.  If I were the Landlord, a neighbor of my rental property contacts me about these problems, I will fire the PM and evict the non compliant tenants who allowed prolonged damage.  I will be very grateful to the reporting neighbor. 

ul·ti·ma·tum



ul·ti·ma·tum

I would give the neighbor more credibility than the tenant.  I don't think the neighbor is rude in their email. The situation concerns them enough to look you up and inform you of the situation.  The neighbor is a valuable resource for you.  

I used Hemlane for their free trial (they offer 1 month free trial and I used about 16 days). I was at a stage of marketing, application, showing, etc. So I did not really explore features beyond the this phase. Prior to marketing with Hemlane, I already listed my property on Zillow. Somehow, once my listing went live with Hemlane, I can no longer edit listing via Zillow. They claim 30 syndication sites. I did not check all but a couple of days after going live with Hemlane, I can find my listing on many sites, which are more than adequate for me. All lead communications funnel through Hemlane even though Zillow was the primary source of all leads. You can schedule showings easily on Hemlane platform.

Limitation: I really would like the ability to customize application and still have the application integrated via the software. I do not like not having any ability to edit or add questions. Hemlane currently does not have the ability to customize applications. So this has forced me to look elsewhere. Innago has the ability to customize applications. The question types include Text and Upload but I found with Innago, you don't seem to have a lot of flexibility with formatting, alignment, re-ordering and you can't delete a default question it seems. However I read a review that says Innago syndication is very limited. I don't know if it is true. 

I personally don't like mobile only software. I feel more comfortable working on the web, or at least have the web option, so this makes Rent Redi not a good fit.  Rent Prep seems to claim they specialize in manually checking multiple databases to produce more complete and accurate report and allow LL more control vs giving only option is let tenant control the info given, but Rent Prep is a screen only software. I'd like broader features to be included so user experience is not fragmented.

Updates and additional questions:

No large furniture left but washer, dryer, multiple TV screens (one is probably 55" left without receiver. 12 + bags of trash left inside.  All floors and countertops are littered with human trash.  

Have not received Write of Possession (anticipate may get it in 2-3 weeks).  My question is can I change locks at this time?  I read other similar posts ad it appears some people would change locks.  My concern is: I do not have Writ of Possession; Tenant did not sign anything in writing confirming they relinquish their "personal stuff" left behind and not returning the key.  I do not intent to make any mistakes as far is changing the locks even though tenants do not live there any more.  On the other hand, changing the locks will provide more peace of mind to minimize further damage.  

Should I wait till I get Write of Possession before changing locks even though tenants no longer there?  Thanks. 

Today I am able to receive the tenant ledger, 3 day pay or quit notice and tenant renter insurance after sending a demand letter with some of the advice given in this thread.  Thank you. 

Thank you Drew Sygit for the info.  If it can be demonstrated that PMC failed its fiduciary duties in protecting the Owner's interest from the get go and at every turn causing great loss (eviction, damage) through no lease enforcement and negligence in screening, then forced Owner to have to file eviction and then seek to collect judgment via garnishment, then what recourse does the Owner have if the info that will allow the Owner to sue the employers are withheld from them by the PM? You would have to have tenant SSN in order to proceed with the garnishment. 

Early Sept I requested my PM to schedule an Inspection as there is strong suspicion of smoking and pet that are strictly prohibited by Lease.  The lease will terminate end of Oct and Tenant has not paid rent and seems not communicating.  The PM scheduled the inspection on 9/30 (this Friday).  Meanwhile the water was turned off as of 9/22.  There are signs of tenant moving their stuff out but Tenant has not given any notice to PM of leaving early.  Eviction is pending (it takes about 1 month to get Writ of Possession in my county) and it was just filed.  I am interested to see the documentation of the condition of the property at this juncture (I know there will be move out inspection as well but this is not a move out inspection) and also get a sense if the personal stuff is largely gone by the inspection date.  This way I can better anticipate problems and take appropriate, timely actions. 

My concern is if on 9/30 the inspection day the Tenant is not there providing access and PM would just make an empty trip to the property but not able to inspect.  This is wasting another week for me.  So I suggested to PM 1) Send a notice of inspection as we became aware of utility turn off (not allowed per lease) by giving tenant 24 hour notice based on the following Lease Term. Then inspect after the 24 hours by entering regardless of presence of tenant  2) Wait for the scheduled date (Friday) and if tenant not giving access, use the key to enter anyway to finish this inspection. 

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"Denial of Access, Right of Access, Signage: Upon 24 hours advance notice to Tenant, Landlord and Landlord’s agents shall have the
right Monday through Saturday from 9:00 a.m. to 8:00 p.m. and Sunday from 1:00 p.m. to 6:00 p.m. to access the Premises to inspect, repair, and maintain the same and/or to show the Premises to prospective tenants and buyers. In addition, Landlord and Landlord’s agents may enter the Premises at any time to investigate potential emergencies. Evidence of water leaks, fire, smoke, foul odors, sounds indicating the possibility of an injured person or animal and other similar evidence of an emergency shall all be sufficient grounds for Landlord and Landlord’s agents to enter Premises and Property for this purpose."

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I asked the PM to be prepared that Tenant not there to give access Friday and I instructed them to inspect after they ascertain the tenant is not giving access.  There is nothing in the Lease that mandate tenant must be present at inspection but PM said "The tenant has agreed to provide us access for the inspection. If she does not, we charge her a trip charge. We will not be entering the property without the tenant present."    Yet PM is not providing any plan of action after that.  Is this violating the law to enter the property without tenant present, assuming at least 24 hour notice is given?

How do you suggest I take control of the situation?  I know I am dealing with a PM that is not actively seeking solution to protect my interest in a messy end of the tenancy.  

Thank you.

I have a tenant who did not pay Sept rent and lease ends at end of Oct.  I requested my PM to file eviction from 9/12-9/23 but PM did not comply.  So I filed the Dispossessory myself on 9/26.  I have requested the PM to provide me with tenant ledger, email address, 3 day Pay or Quit notice PM said they issued but was not given.  I have filed a BBB complaint against the PM Sept 20 but PM has not given response yet.  I plan to follow through with eviction, obtain a judgment, proceed with Garnishment. Or if I do not get a money judgement, I will file a civil suit and garnish.  Unlike a lot of the investors who either dread legal proceedings, or think it is a waste of time, I actually am of a different mind set.  I will exercise any legal remedy available to me.  

This post is trying to ask you guys, is there a complete list of things I am entitled for from the PM now and when I do terminate with them?   If PM does not comply, what measures do you suggest I take to ensure I obtain the documents.  My attorney via Legal Shield made aware that the magistrate court does not allow subpoena. 

Please note: I decided to not terminate with the PM before the property is vacant but only take the eviction part of the duty from the scope of our agreement (this is because I can't get the PM to file evictions and I can't wait).  Additionally I do not have another resource that are lined up to do what this PM's job is for just the last bit of work (move out, account for Sec. Dep) and also it is not wise to do it myself.   This is why I keep the current PM at this juncture although they really have not protected my interest or followed my instruction.  The list I can think of is as follows, the first 3 of which I asked multiple times but was not given.  Number 4 I think I will have the most challenge but that does not have to be given right now.  

1. Email of Tenant ( I have phone # already)

2. Tenant Ledger

3.  Three day Pay or Quit notice sent by PM

4.Tenant employer info, and SSN that enable skip trace so we can garnish wages. 

5. Tenant renter insurance in case there is damage that I need to file using their insurance. 

Is there anything else I am missing that I should be asking through a demand letter sent by attorney?  My Legal Shield membership provides 1 demand letter per legal matter and unlimited questions, but the attorney asks me to give him a list of demands then he works from there.   

Thank you.