All Forum Posts by: Lois Ginter

I own four C class buildings that are contiguous. I'm on a block of well maintained mostly owner occupied homes.What I looked for is what kind of shape the other properties on the block are in.  Even bad areas have some good blocks.  A block over from me there is always trash in the yards and curbs, some abandoned houses, and lots of noise.  I looked at a property there, but declined because the yard next door was full of junk and had three dogs running loose.  I could have rented it, if wasn't picky about the tenant.  

After having a couple break up with me and facing this same issue, I put a clause in my lease that if one party vacates, the security deposit is resolved between the two parties, and refunded to the remaining tenant after full vacancy of both tenants.  

Any yes, get her to sign a new month to month lease.  In the event she needs to move, it will be much easier for both of you.

I agree with serving her the pay or quit notice, but do it in way that you do expect her to make good, and not have any problems in the future.  If she feels threatened by this, it is a good indicator that her future ability to pay is limited.  

You might want to refer her to local social services agencies and United Way. This might give her a month or two to get caught up with you and find a more affordable place to live.

Not sure how a person can collect work comp and disability at the same time from the same employer.  I've see it a few times in my old career, but it was very unusual, and a lot of back and forth between the two insurance companies.  Work comp covers injury on the job, and disability covers illness and injury off the job.  Both of these programs pay less than the employees regular pay.  I would get this clarified ASAP in you can.  Workers comp, depending on the injury can by long term, pays at about 65% of gross pay and is not taxed Employer paid disability is usually limited to a set amount of time, even for permanent disability, and is usually paid at 70% of gross pay, and fully taxed.

I usually call BS on support animals.  Most of the time the person is trying to weasel you into allowing a pet.  I live in an area with a lot of pit bulls, and 75% of the time the support animal is a pit bull.  I had one person tell me they needed the support dog because he works 12 hour shifts at night.   

Granted, the applicant may be confusing support with service animal, but a few allowable questions can clarify that.  Who helped you obtain your dog?  Is there any special equipment your dog wears? What kind of special training does you dog have?  Can you provide documentation from your health care provider regarding the use of the dog?  Now a properly trained service animal I have no problem with.  

I would move forward with the window replacements now.  It only took one day for 30 replacement windows to be done on one of my buildings.  It took me a few months to get a spot in the crew's schedule for the install.  

My plumber has done work for one of the larger companies, and he was appalled with the conditions of many of the properties he worked in and how long they would let a problem go.  They would also call him for repairs that were not in his scope, request ineffective repairs, and have him coordinate with the tenant on scheduling, taking themselves out of the communication chain.  

Another reason not to provide laundry in a C class unit is that you can have the tenant doing other peoples' laundry.  Hey I can wash clothes for my cousin for $20 instead of him paying $30 to use the laundry mat.    

The University she works for likely did a background check on her.  I worked for a Big10 University where it was common to have international employees, and the school used a company that conducted international checks.  Also, if she is here on any type of visa it is likely that she went through a background check to obtain that.  There might be a time gap between the time she applies for the apartment, and when the background checks were done that could be a very small risk.  

When you call to verify her income, you could ask what the practice is on background checks for international employees. 

If you do retain them, I would treat them like a new tenant and at a minimum income qualify each adults ability to pay the rent at the new amount, and do a background check.  I inherited unmarried tenants that would have not income qualified.  Against my better judgement, I let them stay, and it was a mistake on many levels.  I would also nail down the security deposit issue, so there is no he said she said.  You don't know what condition the apartment was in before they moved in, so the tenant could claim that they left the unit in the condition they found it.   If there was no security deposit and they stay on, I would ask for one, maybe to be paid in installments in this case. If there is no lease, and you do chose to have them stay, you should have them sign a lease with you first thing. 

Does the boiler system incorporate hot water for the unit?  If it does, what is the maintenance requirements on the tankless water heater and who will do it?  I have to descale mine every six months.  Also, check the building codes on putting in a cumbustible appliance like that in a living area.  I have a unit where they placed the forced air furnace and duct work for the 2nd floor in the attic, and pulled the power and gas supply through the chimney.  Not cool.  

Does your forced air estimate include upgrading to AC?  If it does, I would skip that cost, and allow the tenant to provide a window unit.  

For a C class having an in unit washer dryer might be an over improvement.  You will have to run supply and drain lines, duct the dryer, and then pay and maintain six laundry machines.  A leak on the third floor could damage the units below.  You would be surprised how tenants will overload machines just to do one fewer load, even when it is FREE.  Would it work to put a a single coin op washer and dryer in the laundry in the basement?  There are some companies that install laundry rooms in multifamily housing, and maintain the machines.