All Forum Posts by: Kelly N.

I would have their agent ask the seller/seller's agent for the leases- these should have been provided well before closing.  If they fail to provide the leases, ask the tenants if they have copies.  If they have paper copies, offer them $5 (or whatever seems appropriate) to copy the lease for you, or ask if they can e mail it if they have it electronically.

I suspect there are no leases.  In that case, he will have to check the state and local laws about how to handle a verbal lease, but likely will have to accept it for what it is and draft a new lease in writing for them to sign.  

How long have you been kept waiting, and what was your offer like?

There is no registry for service dogs, there are only online scam companies that scam people out of money so that they can send some paperwork to scam businesses out of the right to refuse a pet.  

If it is a real service dog, it should be house broken, and do ask your two questions as stated above (as long as the reason isn't blatantly obvious, like a seeing eye dog).  If it isn't and they say it is, they may be subject to fraud charges.  You can't charge anything for having a service animal- no additional fees, rent, or deposit.

If it is an ESA (Emotional Support Animal), then they need to provide documentation from the child's doctor stating that the child needs or would benefit from having an ESA (basically, a prescription for an animal).  Once they provide this, you cannot charge any additional fees, rent, or deposit but they are still liable for damages caused by the animal.

Krystal, 

I think the local paper is an excellent idea, and if that doesn't pan out maybe try the neighboring towns' papers too.  It may be tougher to find a tenant in your area because it is a small town, but that also might mean that you will tend to have tenants that stay longer as well.

Good luck!

When we purchase a multifamily house, I have a letter prepared for each tenant stating who we are, that we have purchased their house and will honor the existing lease.  I include how to contact me for repairs, and how to pay rent.  The seller should be informing them of the sale and letting them know that they will be paying you rent from now on, but they don't always do that, and sometimes they give out info you don't need the tenant to have (like your home address...)  I give them my letter during the final walk through or right after the closing.

I'd consider leaving out the bit about considering a pet- it makes you sound unsure about what you want.  Either leave out anything to do with pets and discuss it if they bring it up, or state that approved pets are allowed with a $300 pet deposit.

And why $300 per pet?  I'd be inclined to say up to two cats or up to 2 dogs with the $300 pet deposit, $300 per animal seems steep (but maybe that's normal in your area).  Personally, I don't even call it a pet deposit- I just increase the security deposit to 1.5x the monthly rent (which is the max in Michigan).  That way, if they take care of the place and their pet, they get their money back, and if you need the extra deposit money for something NOT caused by the pet, you are covered and vice versa.

I send out a notice stating what the new rent will be, and give them some time to decide what they want to do.  If they want to stay, I bring a new lease for them to sign (usually I drop it off and have a deadline for them to sign it by).  If they plan to move on, I start marketing the apartment.

Timing will depend on your market, but in our area we are leasing for August move ins starting in February, some companies are earlier than that.  So, I send out the rent increase notices in February, give them 3-4 weeks to give me an answer, then start marketing in March.  If they plan to stay, I have them sign the new lease by March 31, that way if they were just stalling I am still marketing at the right time.

When one tenant complains about another, the first thing I ask is if they talked to the other tenant directly.  If they haven't, that is where they must start.  If that doesn't work, and it's a noise complaint they need to call the police and file a complaint.

Next up, is the downstairs tenant breaking any rules?  If so, I have a chat with them, and possibly send a 30 day fix or quit notice.

Third up, if the downstairs tenant is actually harassing the upstairs tenant (I am betting not), the upstairs tenant could claim they are being harassed and therefor get out of their lease early without penalty.  I would bring this to their attention, chances are they aren't bothered enough to inconvenience themselves into moving, they are only hoping that you are able to get the tenants they don't like to move out.  Get them on your side- explain the process and proof needed to get rid of the other tenants, and make them see that it isn't going to happen quickly.

Most likely, the upstairs people need to put their adulting pants on and grow up.

Either get a really good carpet cleaning company in there, someone who leaves the carpet pretty dry when they leave, or take it out and put down hard flooring.  You can't leave it and put flooring over it, unless you want the new flooring buckling an voiding the warranty.

We have been removing all carpet as we fix up apartments, and putting down vinyl plank or laminate flooring.  Cleaning apartments in between tenants is much easier, and everyone seems to be happy with the change.

For us, it is an excellent selling point.  I can charge $35-50/month extra for in unit laundry (I am still paying for water), and $25ish for units that have access to laundry.  I am not at all interested in tenants hauling their appliances in and out, so we provide everything but the microwave, and that is typical for this area.