All Forum Posts by: Ellen Feiss

Quote from @Bruce Woodruff:

Lawyers are not allowed in SC Court anyway.

If you do go that route, do your research first. Getting a judgement (which you surely will) does nothing by itself. You will need to get that recorded. Most tenants are called 'non-collectibles' because of their lack of ability or desire to pay you what's owed....

But this Judgement will follow them around...every new place they rent, ever vehicle they buy or lease, every time their credit is checked, there it will be...so at some point, if they want to join society, they may pay up what they owe....but don't count on it!

Thanks Bruce! These tenants are people with good credit scores, one is in law school - they are simply irresponsible. They may pay at threat of suit however I think likely I’ll have to go to small claims. Do u know how much a collections agency costs? Or maybe they take a percentage. Id take it to collections if awarded judgement unless a judgement does follow in the way you say. In that case they will inevitably make $ or try to buy a house so maybe collections is unnecessary. 

Thanks to this community

I inherited 1 unit with bad tenants who had 6 months left on their lease. Thankfully they're out now and I'm in the process of moving new people in. I could have evicted them for lease violations earlier, but I don't have the new lead certification required in providence and therefore, did not want to take them to court for lease violation, potentially lose, and have these bad tenants learn about the new lead law - they would be aware I did not have it and they would have stopped paying. the new lead law allows tenants to pay into escrow if you don't have the lead cert. I couldn't risk this.

I have about $3500 in repairs that are well beyond wear and tear -- smashed out windows, dog chewing of window and door trim, destroyed wood floors. Total in repairs is creeping up toward $4500/5000 -- their deposit is $1500 (old lease) = around $3000 in damages. I have a few pictures of the apt prior to their move in but not extensive documentation, because the old owner didn't have good processes. They've been in the apartment for 7 years. 

I'm wondering if other landlords in Providence think taking them to small claims is worth it. I wouldn't hire a lawyer, I will just go with all my documentation. I plan to send them a bill and let me them know I'll also mail the bill to their current landlord for his information should they choose not to make it right. I don't think they'll pay but I know they have money. Any thoughts appreciated! 

I have a 3 unit multifamily (1880) with the original wood floors. The floors are in good, not perfect shape. However, if they get destroyed, the original wood cannot be replaced. In my market, 95% of the applications i got were from people with pets. I choose people with pets who had excellent references. I also charge a pet fee of $35 per month, per pet. Both incoming tenants have well behaved dogs I have met, and one unit also has a cat. I could pay to put down large area rugs in both apartments to protect the floors. Or I could require them to buy area rugs and put this requirement in their "pet addendum" leases. i am leaning toward doing it myself and letting them pick the color. This wouldn't be wall to wall carpet but basic area rugs that cover most of the floor. I'm wondering if 1) experienced landlords think putting down some carpet is worth the cost to avoid refinishing later 2) advice on where to get decent low pile area rugs. There is an industrial carpet place near me with off cuts. 

Inherited tenants I am finally getting out ruined the floor in the apartment I'm moving into - $3k sand and refinish job. I guess they've been there 7 years and accumulated pet fees would have covered it - but still. I can only refinish these old floors a few times. I want to avoid doing it as much as possible. 

Many thanks 

@Alecia Loveless the dial rather than digital panel is a great idea. and helpful to hear how much you made with coin op. have you considered metering the water? many thanks 

@Luan Oliveira I wish i had known about the lowe's outlet before I bought a bathroom sink for one of the units! Thank you so much 

Amazing advice - thanks to you both! 

Hi BP -- I have learned so much from this community so far, thanks so much to all

I have a 3 family in a nice, A- area of Providence. Currently I have inherited tenants, but I am planning for lease turn over. There is currently 1 washer/dryer set, regular/non coin operated, in the basement. I live in the building.

The machines are constantly in use -- it's annoying to me, and another set will be nesc for the higher end tenants I want to attract. From what I've seen there is no abuse (outside laundering) going on. However, because the set up is free, the machines are constantly in use. 

I could either 1) install a coin operated set up for the two tenant apartments 2) install another regular set and have two sets in the basement. 

I have read extensively on this site about coin op vs non coin op and the opinions are decidedly mixed. I aim to attract middle income, long term tenants. All plumbers I have spoken with have advised me against in unit laundry due to the floors (old building) and potential for leaks. I could get *maybe* $100 more a month if each unit had a dedicated set up in the basement. At the same time, it might be more cost effective to install coin op to lower laundry usage overall and add a bit to my water bill. I pay the water bill.

I have a local appliance guy who has whirlpool coin operated machines for $2400 total. He says his average repair is $150-$175.

The rental range for my units are $2300-$2550 (the latter would be with a dedicated laundry set up). I could also put in the hook ups and have tenants bring their own equipment. But I am also aiming to attract graduate students who will not want to put in their own equipment. 

Surveying landlords on my block - one suggested dedicated regular set ups in the basement, and setting rent at $2550, another suggested coin op and being more flexible with rent. The rental market does seem volatile, with the higher prices only supported in the high season (may-sept lease start). Many thanks! 

Thanks Anthony - I appreciate your response. The tenants in question have not given the seller keys to their unit and she for some reason does not have keys to it. Ofc this is a problem. It looks like I will move in next week and not have keys to that unit. They are currently being unresponsive to the seller about the key issue. If they are also unresponsive to me, I will have to change the locks on their unit. Do you think I should consult an attny before doing this. 

Thanks Ty! This is really helpful. I will start with open, face to face convos. Moving forward, I'm wondering what you think best practice is for communicating with tenants. I know that certified mail is nesc for official notices like lease renewal, rent increase, notice about bad behavior etc but what about day to day stuff like repairs? I am planning to use email. I may create a repair request form. In a court situation, would email communication suffice for appropriate documentation for daily exchange? Many thanks for your help 

Hi Bigger Pockets,

I just bought a three family house in providence rhode island. It is owner occupied and I will be moving into the vacant unit. The building has 2 leases up in April 2025 for way below market rent (the difference is 600-1000 per month). I also plan to ask one tenant to vacate as I will be moving into their unit. I'm looking for any / all advice for best practices around how and when to inform tenants about the rental increase/request to vacate. On the one hand, I know they are all anxious about what the new terms will be - perhaps I should tell them ASAP (I move in at the end of this month and have a lease/occupancy agreement with the owner until then). So I could tell them now and they could take some of their ire out on the outgoing landlord. Or I could move in, get to know them a bit, and then tell them a month or so in (giving them all 8 months to plan for the changes). I worry the tenant I'm asking to vacate will be unpleasant. They are the kind of tenant who might try to challenge you. In that case it may be better to be mum until I must tell them (90 days before their lease ends I believe). At the same time it would be great if the tenant I'll ask to vacate moved out earlier.

My plan is to have face to face conversations about this and follow up with certified mail / official paperwork.

Thanks for any / all advice