All Forum Posts by: Debbie C.

@Chuck Mucciolo

I have had problems in the past with tenants not changing the A/C filters on a regular basis. We provide enough filters to last them the term of the lease and change the filters monthly. We also have added to the lease that they are responsible for the cost for any issues caused by not changing the filters and that the A/C Company that maintains our units will know if they are not being changed. (Dirty Coils).

We do address other house keeping issues in the lease. We also inspect every 6 months.

We ask tenants to report repairs asap. They are not allowed to repair anything on their own or to call a company & have it done. We cover the cost of the repairs unless the tenant has caused the problem, then it is billed to the tenant.

Hope this helps, good luck

@Daine Johnson

I like Devon's reply, it is a great idea. I do have a brick SFH with shutters that I replaced. I looked around the area to see what other houses looked like, and how many others had shutters. In our case we were updating the outside of the property, but still wanted to blend with the neighborhood in general.

@Joe Surber

Before making any decisions, I would have a conversation with your insurance agent, about your liability if you rent to these tenants with this dog.

When I was deciding what liability limits I would require my tenants to carry in a renters insurance policy, my agent was very helpful, especially where any dogs were concerned. I require my tenants to name me as an "additional insured" on their policy. I do not rent to anyone that has a pet that is a "dangerous breed".

Good luck

@Tye Jacobs

I have rentals in South Scottsdale. My landscaper is Tim, he owns Monteverdi Garden Co. He does a lot of design and landscaping on the east side. Very affordable and my houses look great.

If you need more information let me know.

Good Luck

@J Pat

We have written into our leases that when the tenant has been given notice that someone is coming to the property to perform whatever service is scheduled and that service cannot be completed because the service person was unable to enter the house or backyard for any reason, then the tenant will be charged a service call.

We state that the charge is a minimum of 65.00, however, if a company charges a higher fee, then the tenant has to pay the higher cost.

This covers us for pest control, landscapers, repairs to the property, scheduled inspections etc.

I was having issues until we added this to the leases. I have not had to charge any tenants yet, and this was added a few years ago. I have really good vendors, and I do not think it is fair that they come out to a property, and have to waste their time and then be expected to return later because the tenant is unavailable for whatever reason. This includes any animals not being secured so that the work can be done. 

Good Luck

@Ting Lai

I have not had the Company refuse to pay, however, I have heard about it. When I had a minor A/C repair that was under the Home Warranty, the repairman told me my A/C filter was a little dirty. No big deal, but he warned me that not changing the filters on a regular basis would case problems with the coils, and ultimately the Warranty Company could refuse to cover me.

We inspect our rentals every six months and always check to see if tenants are replacing filters which we provide. We also added to our lease that if they do not, they will be responsible for any costs related to problems this has caused.

I hope you can get this resolved. 

Good Luck

@Dennis Chiem

Find the property manager first, then discuss with the manager to see what they suggest. You might just want to let the property manager notify the tenant. Or you might send the tenant an e-mail letting them know that your new property manager will be taking over and contacting them soon.

Good luck

@Jammie Martin

I would not allow the tenant to do any of the work. However, when a tenant requests an improvement I consider it. Your request to want something done about the older carpet seems reasonable so discuss it with the landlord.  

They may or may not approve changing out the carpet. They may want an increase in rent. All you can do is ask.

Good luck, Debbie

@Account Closed

We walk the outside as well as the inside of the house taking pictures as we go. I am looking for damage, also items that need to be repaired. I am also looking for excess wear and tear.

Any excess wear and tear is something I am just taking note of. When it comes time to renew a lease that may effect the increase in rent, or if I will even renew a lease with that tenant.

Any items to be repaired that the tenant did not make me aware of previously I want to note so that I can take care of it.

Finally any damage that I see I take whatever pictures that I need and document the damage in detail.

I do not ask tenants to leave when we are inspecting the property.

Good luck, Debbie

I would have the tenant pay for the repair. The only question would be how to charge them, all at once or on a payment schedule. That is up to you.

They were careless and caused the damage, they should take the responsibility to make it right, and if they are great tenants then they should want to do the right thing.

You did not mention if they have a renters insurance policy in place. We require our tenants to be covered and to name us as "additional insured". That will cover a number of things that can happen to your property that the policy will pay for because many tenants will not have the extra money.

Good Luck