All Forum Posts by: Matt Harris

thanks appreciate it

hi 

Curious how other landlords deal with security deposits and repairs. Example would be say tenant breaks a window in winter that's an emergency repair that can't be waited on til move out where a deduction would be made but also security deposit shouldn't be used for the repair if tenant is still living there or at move out you will realize you have no deposit to cover lost rent late charges or damages and cleaning fees if deposit was billed for prior damages. So my question is do you just bill the tenant for repair is there a settlement charge or list of general repair fees you provide tenant at move in to be aware of charges? Do you bill 30 days from service or what's the time frame or fees if fixing yourself from tenant caused damages not wear and tear or maintenance I'm talking clogged sinks/tiolet or broken doors/windows. I would like a general repair fees form to give at move in after inspection so if I make such repairs they know the cost ahead of time and once fixed their billed in a certain time frame? Any suggestions or forms others would share or charts of fees as it cost me time and money for repairs.also what if tenant doesn't pay for repair or bill do you evict? Im in new york so fees would need to be familar with our material and labor cost but any help with general forms or ideas is apprrciated or where to search for such. Thanks 

agreed thanks 

failure to pay is like an automatic win in court and I have had multiple issues with these people I had poor tenant selection for this one. Have had police called multiple times for them with reports and yes I'm very upset cause I was way too nice and they lied and took advantage of the situation. And yes next time I am filing eviction within the first week I give people too many chances believing their lies. Thanks though

so I have a tenant that is 2 months behind in rent now I gave enough warnings and chances and they just keep lying. I spoke with my attorney for eviction. but my brother who use to work debt and bill collection told me if this tenant is on social security and works under the table at a job I can't garnish his wages because disability and social security are protected which I find ridiculous since he has been living for free guess these deadbeats know the system so well to get away with things. My question is anyone with experience with this I would like him out most of all but I would like the money owed as we have a lease. Should I have my attorney file eviction and spend more money or should I myself file for small claims I don't want to waste time and money if nothing can be garnished of his. Thanks

very good advice and yes I'm also having the same problem but am talking with a few on bigger pockets that are local may go with that. Thanks 

hi question I try and keep alot of my landlord and rental cost low  but am having issues managing while growing and expanding my business. Can I outsource management and still be profitable to a professional company or hire someone part time that would be in house but may not be as good as management and would in turn waste my time. Curious what people think and at this time I'm not making enough to have a full time staff or keep it all in house. Just want some pressure off me. Thanks 

have an issue figured I would ask BP landlords for advice as its probably fairly common. Am finding out many of my problems come from lack of experience with screening tenants and selection as I am only 24 years old so people try and lie and take advantage of my age as I see it. But I own a two family up down which I Dnt prefer for noise issues and such area is city and lowwe to middle class found alot of interest just non very qualified got desperate and put someone upstairs. Downstairs I just filled a few months ago and tenants downstairs have been respectable but picky which is ok for me as I am quick to fix things and keep things on the up and up. Issue is upstairs tenants have been a pain owe me rent moved in a dog without my permission police being called and so on. I personally and have had others talk with upstairs tenants and given notices with no benefit to me. I have treated the downstairs tenants nicely and given gift cards and told them if they could hang in tIL the court evict the upstairs tenant's  which takes time and is a process which sucks but I have to follow as a landlord  so today I recieved a call from downstairs that the upstairs tenants dog is still pissing off their deck onto the downstairs tenants deck and on some of their belongings the police were called and can't do anything but seemed mad at me like I'm not doing anything about it. Sucks cause as much as I want to go up there and throw this guy out I can't by law the tenants are protected and you think the police would know this as they spoke with the guy also with no cooperation from him either. I have explained to the downstairs tenants I am taking him to court and am doing what I can right now but must do is correctly or I get sued or in trouble. It's like they don't understand and are mad at me cause this guy is breaking the lease and being disrespectful I'm trying to keep the downstairs tenants happy but think I can fix the problem immediately like magic. How should I approach this just continue with the eviction as I already am any suggestions to keep a good tenant when a bad tenant is trying to make things miserable for me and them? Can a tenant break a lease based on this cause now their complaining that they won't pay rent I understand the anger buy this is short term and there is nothing wrong with the apartment or anything else just this disturbance. I don't think the tenants understand they think as the landlord I can just go up there and throw them out or kick the dogs outside when I can't as far as I know by law new York is very anti landlord with laws and processes. Any help please or advice. How do big apartment complexes handle it do they not take complaints personal or do they evict everyone that doesn't follow their rules and lease even doing so would take time do you pick and choose your battles as in this cause I would feel upset too but have had other minor complaints or heard stories that are minor. How do you keep people happy when people will find anything to complain about and can't be pleased  . Sorry the length had to vent

thanks for the input some really good advice

hi have an issue that maybe another landlord has some experience with. I have a 4 unit I owned for over two years with no bed bug issues now I had a resident complain of them I inspected and found it to be true so I immediately called an exterminator but for just two units they want 1500$ and that's for only 3 treatments and I don't want them to move into the other two units. So I bought bed bug sheets and spray and I did it myself and told my resident where it came from was they were bringing used things mattress couch from the trash and such which brought them in since I never had any issues previously. Well being a small time landlord I can't afford that big bill because I would have to do all 4 units to be safe so that's 3000$ that isn't caused by me and never had any bug issues previously. I also can't charge the tenant that started the problem because their on welfare with no money and I have depleted her security deposit of 750$ from other damages. But now I have another resident saying their getting bite and say they saw bed bugs in their apartment. Any suggestions. I told all residents to bag and clean their units but this issue is caused by them bringing them into the building. Thanks