All Forum Posts by: Jennifer A.

I would do as you suggested and start with a $50 increase so as to avoid multiple vacancies at once.  I would then give it about 6 months and make the final $50 move.  You may have some move on the first notice and some on the second, but hopefully it will be split up between them so you don't have all your vacancies at once.  It will also give the tenants a chance to show that you are a great landlord and despite the rent increases they want to stay.  Your other alternative would be to give them 60 days notice of a $100 rent increase and switch them to month-to-month tenants so that they could stay until they found something else thereby spreading out your vacancies.

I just had to raise rents by $150 on inherited tenants.  I actually did it all at once and neither blinked an eye.  That's how low their rents were when I bought.  I did give them 60 days notice so that they could move if they desired, but nobody did.  I could get more for the property in terms of rent, but I'd also have to stick money into it.  If they left because of the increase, I was going to take that opportunity to renovate and get more money.  However, since they chose to stay, I'll just keep working on the outside of the property and save the renovations for later.  I have no interest in changing out carpet, painting, renovating the bathroom, etc. while a tenant is occupying the property.

Sounds like you are on the right track.  I took over a duplex recently and had to move the tenants to my own month-to-month lease with my rules.  I did exactly what you are doing.  I gave them about 60 days notice of a rent increase in case they wanted to leave prior to the rent increase.  I also let them continue for 60 days before signing my new lease.

As for kicking someone out because you have to live there according to your mortgage, I wouldn't worry about that.  You'll just have to give the appropriate notices to vacate.  If you want, you can even say in the letter that you are required per the conditions of your mortgage to live there.  That might ease the blow to the tenant and let them know that it isn't that they've done something wrong.  That's your call if you share that information though.

I also use erentpayment.com.  I just started using it at the beginning of this year.  I really like it so far.  I pay all the fees on my existing clients as it was for my convenience that I asked them to move over.  For new clients I've offered to split it 50-50 with them.

Of course, you have to abide by your current lease.  But, if you are on month to month or if your lease is up, I'd change it so that you were responsible for lawn care and increase their monthly cost.  They may actually be relieved. 

In my single family units I give renter's the choice up front for them to be responsible for all lawn care or for a higher price I will do it.  They have all chosen to do it themselves and I haven't had a problem yet.  However, after reading a lot on BP, I'm transitioning to month to month leases.  That way if this becomes an issue in the future, I can address it by changing the lease with notice to take on that responsibility and raising rent.

Thanks everyone.  I had an attorney with nearly 20 years of landlord tenant experience draft my leases.  He's also a personal friend as we graduated from law school together. 

Thanks all.  I have reviewed the local laws so that I know I am complying with them regarding my fees.  I just wanted to find out when people were giving notices.  I'm in the process of training an inherited tenant so I have been issuing the quit or pay notices immediately after the 1st for these tenants.  The other ones I've been giving until the 5th and was thinking I was being too lenient.

I just want to get a general feel for when everyone is issuing their late rent notices.  My rent is due on the 1st.  If not paid on the 1st, there is a $50 late fee.  After the 10th, there is an additional $3 per day for being late (added because I had a lovely tenant who had no motivation to pay earlier rather than later once they'd already incurred the $50 fee). 

Do you give your tenants until the 5th in case it is in the mail (although I would still impose the late fee)?  Or do you issue it immediately on the 2nd?

Thanks for the input.

It sounds like you'll need to go the eviction route if this doesn't work.  Although it sounds like you are working through it.

I always just tell the tenants, in writing, when I will be there with repair people.  If they want to change their schedule, that is up to them.  I don't give them a choice.  Of course, none of my tenants seem to care either.

I do an upgrade or something or the tenant. I have couple who are wonderful tenants.  Sounds similar to what you described.  We are putting in a sliding door and porch on the back of the house for them.  They are thrilled.  I wouldn't do it for most other tenants as they aren't as good as these, but I know these people will treat it well.

For another tenant, I am planning on putting in overhead lighting in the living room which they had asked about at one point. 

It's win-win.  They get a nice perk that they wanted and I've improved my property value.

I have the furnace and air conditioner inspected every year by a local company.  We do one in the spring and one in the fall.  At the same time, I do an inspection of the entire unit.  The tenants appreciate the annual inspection of the mechanicals and it gives me an excuse to do a quick walk thru.  It also gives the tenant a chance to let me know if there is something "little" wrong that they haven't wanted to bother me about.  My tenants have never complained and have been appreciative.  In addition, the regular maintenance has helped me avoid those emergency calls about heating/air.