All Forum Posts by: Jackie Liu

Thanks for the info, I'll go the Certified Mail with return receipt route to save myself on wasting paper.

Hello BP member, just last week I finally was able to verify with the help of the constable that the tenant has moved out. However, I have attempted to contact the tenant through email about providing the forwarding address but received no response as I would need it to send the itemized SD deduction (which includes unpaid rent, damages to the home, and an estimate to get the home cleaned as they left it in an unsanitary state.) prior to my damage hearing which is next month. It is to my understanding that I should send it to the last known address (My rental) in certified mail with return receipt. I however, like to know what would be the best way for me to:

1. Show proof that I sent the itemized SD deduction to the tenant last known address

2. Obtain proof that it was received/or returned.

From my research, I have found things like labeling the certified mail with "please forward" with return receipt. Or doing certified and requesting for a "return service requested". There was also mention of doing "Certificate of mailing" which would give you a receipt for the address it's being sent to with date, instead of certified as it would require signature.

Some additional info: this problem tenant contacted me with a different email instead of their original email stating that they have their "personal" stuff stolen, which includes their phone, ID, bank card, etc., and had the "funds" to pay rent on April 1st (1 day after the Constable delivered the official court notice.). They also state that they lost access to their old "email" and old "phone number". I did also notify them through the email they contacted me with that I have filed for eviction and to paid said fee and unpaid rent to have it dropped but received no response. Following my win on default as tenant did not show up and receiving the writ of restitution for possession on the spot. After waiting out the time allowed by court for the tenant to peacefully move out, which they didn't so I requested a red tag and truck out with the court which they had the red tag done on Wednesday 2 weeks ago (April 30th), tenant then contacted me with a "temporary number" (Kinda like Google Voice just needs Wi-Fi) that they downloaded from some app stating they see a red tag to move out and "didn't know" that there was a court hearing stating to never actually receiving an official court notice (it was delivered and received as I requested it be delivered personally by the constable, I have also obtained proof it was delivered from the court.). The following day, they attempted to file a payment plan with the court, which got denied.

Please advise, as I want this to be done with.

Quote from @Henry Lazerow:

Just start eviction and the order will say any and all occupants. You’re in Indiana it should all be pretty fast. 

 That's my plan, already posted the 10 day notice on the 13th, now I just need to wait it out, this will be my very first time having to evict someone. So I hope the process goes smoothly.

Hello BP members, it has come to my attention that the tenant who I'm trying to evict for non-payment is possibly a totally different person. How I found out is during my attempt to offer a solution on paying rent using money order since the tenant had their ACH bounced twice on Apartments.com. I offered a temporary solution of asking to have rent Zelle'd to me, but upon clicking on the tenant's Zelle profile through my bank app, it was listed under a totally different person's name. I decided to dig farther, I went back and pulled up their report along with the provided bank statement and one of the account which was listed under a business name I inputted into INBiz and the registered agent for the business belong to the same name listed on the Zelle profile and the address on the bank statement also matched the registered business address. The lease that I had the tenant sign is to the tenant who applied. I feel so stupid for missing this detail when I screened the tenant. I don't know what I should do, since the tenant who I'm trying to evict may not be who they are.

Hello BP Members, I have a non-paying tenant in one of my SFR in Indianapolis (Marion

County, Pike township) and I’m looking for recommendations for attorneys that deal with

that or input on getting them evicted. Thanks in advance.

If I'm correct, the CARES Act only applies to rentals that are part of a housing program like Section 8 or federally backed loans, if your rental is in part of such program then re-serving the 30-Day notice would restart the counter from the day the 30-day notice was served.

Hello BP members, it recently has become a problem with one of my tenant deciding not to pay this month's rent. After many attempts to get them to pay in money order after they have made two failed ACH through Apartments.com for this month, they just keep coming up with excuses, I even offer them to Zelle me the rent, but no response. Despite my due diligence of checking their application, good credit (700+), stable income, etc. they already have issues going into their 2nd month (suggesting a separate account for rent only, only to find out they were using it for other things also, rent ACH bouncing, apparently PNC needed them to schedule it in their banking app to prevent the funds from reversing after I got them to go to the bank and talk to a banker.). I went ahead and posted a 10-day notice for unpaid rent. This SFR is located in Marion County in Pike Township near Guion Road area. So if anyone got a good recommendation, please let me know.

Hello BP member, I have a friend who currently owns several SFH rentals that is currently managed by a PM in Indiana, according to them the PM has been unresponsive for 3 months, all their attempts to reach the PM has been uneventful (phone, message, etc.). The PM has also not sent them the rent money from the past 3 months. They also are thinking of getting a different PM to manage it after they can gain back control but would like advice on doing so. If anyone who is knowledgeable, please chime in so I can relay such information to my friend so they can have proper step to follow. As far as their relation with the PM goes, the PM is the agent they used when buying the said rental, agent is local to Indianapolis, as for any form of PM agreement I do not know, it may be verbal, or they have a written agreement.

Thanks in advance.

 I do have the utilities clause on my lease: 

12. Utilities.Tenant agrees to pay for all utilities connected to the property such as sewer, cable, television, telephone, water, steam, gas, waste, trash, or electricity. Failure to transfer utilities will result in utilities disconnection by the Landlord within 2 days from the start of lease. Landlord shall be responsible for paying any Homeowners Association(HOA) dues and property taxes for the Property.

I was wondering if I should add a additional rent clause for the sewer just so I have my base covered in case tenant try to get "smart" with the lease.

Hello BP members, So I have a property in Camby, Indiana where sewer is managed by the Tri-County Conservancy District which is billed separately (flat $64 per month) and can't be transferred into the Tenant's. I was wondering if anyone here have a clause they use to bill the tenant the sewer utility as some form of additional rent.