All Forum Posts by: Mike Franco

 This is one of the landlord loopholes. If there is a breed that is prohibited by your insurance, or would cause undue hardship, you can deny an ESA.

Double check that though.

Man, college kids.. some think they can do whatever they want.

As the wording goes, all these apply to tenancy at will, or indefinite leases like month to month.

A tenancy at will is when you let the tenant stay and accept rent without an end date. Same deal with month to month without end date. That's when the 30 day notice applies. And if the tenant has stayed for over a year and is now month to month, then the landlord has to give 60 day notice.

When you have a defined end date, as every yearly lease does, there is no requirement to give notice at the end, and is merely done out of courtesy.

I never do month to month. I only renew  terms with defined end date, whether that be 6 months 12 months or anything in between.

At the end of a lease with a definite end date, as long as I don't accept rent, tenant must move out.

There are some loopholes that get you out.

I don't remember the exact details, but if you only own a limited number of properties, or the dog is a nuisance, be it allergies or aggression, you can get rid of the animal.

depends on the felony.

If you provide a secure gated dog-proof premise, I would think that you would not be liable for tenant stupidity.

I was faced with a similar situation recently. I let the tenant go. 

4 year tenant, always paid on time, super clean, then she brought up asbestos, which did not affect the living space.

She complained a little bit, which I put up with, but always told me about issues that legit needed fixing, like plumbing leaks. I'm thankful for that, at least. Then there were other petty complaints like a tiny bit of air leaking in the old aluminum windows.

I decided to let her go and re-rent at market rates. 
I was already 11% below market.

I lost a month of rent and other expenses, but will recoup this loss by the end of the year with the new tenants.

Tenants can't withhold rent unless for habitability issues.

 Exactly. Following trends is just dumb. It creates more work. Picking something timeless is better. 

Look how fast beige went out of style. Beige just looked dirty, just as some would say gray looks depressing.

I was just at Lowes paint section yesterday, and some little girl said she like gray. Her mom responded that she hates gray. That little girl was impressionable.

I think there are more people who would not be offended by offwhite than there are people who prefer gray. I find it hard to believe that there are tons of tenants who want to rent a house based on having gray interior paint.

One guy here said you can change colors with trends, but it takes more LABOR to do that. If you just stick with off-white, you can slap just one coat of paint and be done, and it will always be in style.

There's a house I just saw listed for rent which had gray walls. Look at this yuck...  

Where do you get paper filters for 1.50?

cheapest paper ones at HD are 3-4$.  

The thing with fiberglass filters is you have to change it every month, and I have no time, nor do I want, to pop every month. That's just intrusive for the tenant.

The FRP 4 filters are 90 day filters vs 30 day fiberglass.

Tell her to get some quotes to fix it herself. It's her baggage. 

also, sliding glass doors have tempered glass, so I don't think they're that easy to break by kicking. You need a sharp object. Even rocks thrown up by a weed Wacker won't break the glass

Mark, these were the cheap carpets you're talking about. They still have pile height, but the traffic areas have 'clumped' fibers, instead of those individual fibers you see on new carpet.

It's always when the house is vacant that tenants notice these things. Once the furniture is moved in and they're wearing down the carpet with their dirty shoes, they seem to forget about carpet issues.