All Forum Posts by: Mike Franco

$200 is about right for a garage opener, depending on horsepower and drivetrain.

I would buy it and bill them to make sure it's done right, and mainly to ensure an equivalent opener is installed

Those 4 digit combo locks take much less than 9999 seconds to break into.

Best to tell tenant to buy their own lockbox or keep a spare key well hidden somewhere. There are thousands of places to hide a key.

I need one of those shirts !!!!

The OP did everything by the book with the 60 day notice, and if he has to go through eviction, it's enforceable, and the judge will not give special treatment. You can give a 60 day notice without a reason. If tenant overstays, he can be evicted. Only rent controlled areas might have different rules regarding notices.

That said, I would let the tenant stay a few extra weeks and charge rent for it because I don't consider renovation an urgent reason to kick someone out.

I recently went through a similar situation trying to bring my rental up to standard. Stupid tenants would not open the bathroom window to ventilate moisture, and would even keep the door closed after showers.

After they moved out, I installed a bath fan and wired it to the existing bathroom light so that the fan would always turn on with the light. This kind of upgrade only takes a few hours to do.

If tenants are hoarders like the ones on TV, I'd kick them out for good. They tend to cost you more in repairs in the end.

You can enforce cleanliness in the lease, with threat of eviction if they violate that rule.

The big question is- are the existing tenants willing to pay market rate?

How long do you plan to renovate? When you drag stuff into november through january, it's harder to rent out.

Each state's law is different. You could get a quick answer by calling a RE/landlord attorney or ask your question on avvo.com They should freely volunteer basic information like this, or you can coax it out of them by pretending to shop for their services. They're always happy to serve pay or quit notices for a fee and such, so they'll tell you the timeline, and whether or not a 30 day notice is even necessary. Of course, you don't want to delay your eviction by serving an unnecessary 30 day notice, as some people here are suggesting.

I know for sure that if this were in California, you can file unlawful detainer right away when someone overstays the lease, especially in my lease, where the clause is written as such-

"Upon termination date, Tenant shall be required to vacate the Premises unless one of the following circumstances occur: (i) OWNER and Tenant formally extend this Agreement in writing or create and execute a new, written, and signed agreement; (ii) OWNER willingly accepts new Rent from Tenant, which does not constitute past due Rent. In the event that OWNER accepts from Tenant new rent, a month-to-month tenancy shall be created subject to the terms and conditions of this agreement"

I have used the thread of UD to scare tenants into moving out by explaining that such a mark on their background and credit history will make it difficult for them to ever find another rental.

So ask a CO lawyer to see if things are similar. Do that right away.

It depends on what the lease says.

Otherwise, neither side has the obligation to continue after the lease expires, no 30 day notice needed. Giving notice before lease expiration is just a courtesy.

However, if LL accepts payment, then it could become month to month, in which case a 30 or 60 day notice may be required. Here in CA, after 1 year tenancy, LL is required to give 60 days notice to tenant, which sucks.

In the case of the OP, he has a holdover tenant who can typically be evicted immediately

They just apply and take their chances just like kids with poor scores applying to colleges. Some call and forewarn you that they have bad credit.

decoy? You mean like shill bidders?

in my house.

Almost none of my tenants have above 600 score.

I have a fireplace in my rental and I'm afraid one day a tenant will burn my house to the ground. But that's what fire insurance is for.

No one has used the fireplace for the last 10 years, but my current tenant said they want to. I will ask them to buy a fire extinguisher.