All Forum Posts by: Greg M.

Experts? 🤣🤣🤣  Working in the industry does not equal being an expert. 

The rental criteria is a minimum list of requirements to be considered for the unit. It is not a pass this before another can and it's yours. By rushing to install a tenant that just made the cut, you're potentially passing up more qualified tenants and therefore harming the owner. 

The attitudes of PMs in this thread are exactly why I'd never want to use one. They put themselves above the OWNER of the property. They seem to forget who pays their salary.

Hell no, I show properties while the current tenant is still there. I will be repainting these walls, but otherwise this is the condition of the unit. 

Yes, I've had a few complain upon move in (and addressed those I felt were legitimate), but otherwise I just let them know that this is normal condition for a rental unit. If you want to break the lease, let me know now and you're free to leave without penalty. 

I'd have lost tens of thousands of dollars in rent doing it your way.

Quote from @Dan H.:

The real evidence show red cities have more evictions and delinquent payments than blue cities.

This is exactly what I would expect, but not because of any political afflation of the tenant. Blue cities are going to be much harder to get an eviction. Therefore, fewer filed.  

With the difficulty to evict, stricter screening standards get applied. In my deep blue city, as the laws have gone from strict to insane, so have my minimum rental criteria. Therefore, I'm less likely to need an eviction.

$0.

You're listing the unit for rent. If an agent wants to send someone your way, that's on them. The renter can compensate them. The agent should never assume that the landlord will be compensating them for this lead. 

If you're approached up front by the agent, I'd say half a month. You're doing most of the work.

Forget what everyone else says about tossing the property. Follow the law. In a place as screwed up and tenant friendly as NYC, do you want to be the person that is made an example of? The likelihood of being that person is low, but the cost for doing it right is also low. If you insist on tossing stuff, document what you are tossing. 

As for the property, with numbers like what you posted, hire a property manager to deal with it and sit back and collect a few thousand a month in free cash flow. 

Change the locks. Charge it against the deposit. 

Charge the days you were not provided the keys against the deposit. Hopefully you have a holdover tenancy rate listed in the lease and you can charge a much higher rate. Tenant won't be so smug when they see you charged a $1000 worth of rent to them for their game. 

Replying to your post that disappeared: You can't really file an eviction as the tenant is legally in the unit and paying. You have to wait. If you feel it is highly likely that they will holdover, get an attorney on the case now and have them ready to file the paperwork day one. 

You may also want to have a conservation with the tenant and confirm they are looking for a new plan and they will be out.

Dear Tenant,

I'm sorry to hear about the health problems your niece is having. I will do my best to make a reasonable accommodation, but I will need to show the unit to prospective tenants as well as document the condition. As per the lease and the law, I will provide a minimum 24 hours advance notice so that your niece can vacate the unit and I will do my best to group showings to reduce the number of instances. 

I would suggest your niece remain in the back yard or inside their car when I am conducting these short tours. If you would like, upon leaving, I will be happy to spray items touched in the unit and the general air, with any Lysol or Clorox-type disinfecting spray that you provide. 

Please understand, should you prevent me from showing the unit, you will be liable for my additional expenses, include loss of rent caused by extending the time for repairs and releasing the unit, and any attorney fees I incur for this lease violation. 

My first showing will be on Saturday May 1st at 11:00 AM.

Sincerely,

Your Landlord

I have no experience with this, but am very interested in an answer. In my area, these buildings are becoming much more popular as the city allows a lot of variances when building them.

Most of the buildings I've seen are not medical, but generic retail. No restaurants either. Does your area require "professional" instead of retail? From what I've read, the retail portions have been rented out before the living units above. I can't say that is standard way or not, but I've seen that reported several times. 

Every project I've read about, the parking is separate for renters and customers. As for hanging plants, that sounds like the realtor is looking for problems. This would be handled like at any building, it's not allowed per the lease (and probably law). If they do it, you remove the plant and then the tenant if necessary. 

Your goal is to get her out as fast as possible. 

You don't have to write her anything. The contract rules. You can sue her for losses after she has left the unit, but MAKE SURE SHE IS GONE TOMORROW.