All Forum Posts by: Steven Maduro

I have read all of your points and thank you 

For the information 

This is a situation where I am. Not renewing her lease

And she is moving out even earlier than the end of the lease no big deal

But she is refusing to address the marijuana smell in the house

And still wants her security deposit back

She feels she is entitled to it

In order to avoid too much drama 

I figured it I could sue for breach of contract it would chill her out

Over the security deposit issue

I could drop the breach suit 

And she walks away feeling she dodged a bullet and totally forgot the security deposit issue

Why all the hooplah?

Because the apartment is an in law suite where I reside

So I am exposed to retribution if she so decided to become a vandal 

Car broken windows etc

Part of me feels just give back the security deposit let her leave early and wash my hands of it 

But 1000 dollars when I'm not in the wrong leaves a bad taste in my mouth

I have that Clause in the lease

That's why I said 1.5 times the rent

It's already in the lease agreement 

That she would need to provide 60 days notice and would still be responsible for 1.5 times the rent 

So it is a breach of contract the tenant is still here for now 

I have two weeks before she leaves

Normally I wouldn't sweat it 

I often let my tenants leave without penalty 

But this one is different 

no am asking about when a tenant

Wants to break the lease without due notice or 

Adherence to rhe penalty stipulated in the lease

My leases are always under the state guidelines

I never write anything that is not allowable by my state law

I am here asking if anyone has ever sued for This type of offense

Which I can only assume would be breach of contract.

I will look through the handbook

But it's always nice to hear from someone who has done it 

I agree with the first answer

That once judgement is filed 

You may see the money eventually 

Hello Bigger Pockets

I wanted to ask if anyone here has ever filed for breach of contract when a tenant breaks the lease without either due notice or paying out the duration of the lease and or penalty for same.

I am considering enforcing a clause in my lease which stipulated 1.5 times the rent due for the remainder of the contract period 

I am not sure it's even worth it as I may never see the money 

I have filed for possession and I have filed for unpaid rent.

But in both those situations the tenant is usually still occupying the property.

This seems to be a bit different is it the same court ? Does the Marshall still serve the paperwork?

Is the price still the same?

 This is a pretty good method

I don't often have the problem 

But when i see the amount of stuff caught in the trap I am stunned 

sorry a little harsh there

I am currently dealing with that house with the garbage disposal

And the tenant is asking when am I going to fix it because it is a priority for her

I had to take cRe of an emergency at another prop and had to push her repair back

And she is rightfully inquiring when I can get to her 

But in my mind what is the big deal about a garbage disposal? 

I honestly cannot understand 

People

Who require garbage disposals

I think it's pure laziness

First world mentality

Scrape your plate in the trash bin 

And use your strainers sheesh!!!

And I've had five units now for six years

And the only unit that I had to have professionally snaked 

Was the one with a working garbage disposal. 

I actually am of the mindset that if you are the type of tenant that requires a garbage disposal you are probably a tenant that will be full of little complaints throughout the year and I'm better off without you. 

Not that I wouldn't rent to you

But I would be willing to bet you would be a nuisance. 

lol if only this was true

Wait I believe I believe I know is silly but I believe.

I suppose if you catch someone on a good day

This white paint could have been transformed to just about any color 

Ok so the first house is completed

I opted to hire my own people

(Laborers)

I grabbed my normal

Go to guy who I have been using since 2012

I made him the foreman 

We hired two laborers 

And I had my foreman strategize how to coordinate painting an entire house ceilings and walls  three bedrooms two baths living room dining kitchen and laundry and hallway in two days.

My foreman had an appointment on day two so I took over coordinating duties 

All in all my cost for paint and materials was 350 I scored 5 gallons of oops paint form25.00

It was flat white so i used that for closets and laundry room

Labor came to 800

Total cost 1,150

Far below the 1700 cost I was quoted. 

And that 1700 quote was without paint so really it would have been closer to 2000

I was able to work on details like certain sanding duties and correcting or refining some of the wall prep.

This really suited me well

I think i painted one room 

At the end of it all

Thanks everyone for their suggestions 

Hmmmmm I wonder if I should have trademarked that name .