All Forum Posts by: Michael Faulk

Yes Parishes are the same as Counties in other states

In Louisiana one of the waivers that most landlords put in their leases is as follows:

"Lessee hereby waives written notice to vacate the premises and/or delivery thereof otherewise required under Article 4701 and 4731 of the Louisiana Code of Civil procedures and article 2713 of Louisiana Civil Code. "

-This article under the Civil Code allows landlords to start eviction procedures without serving a 3 day notice. You must have the tenant initial in the original lease. 

My experience with my eviction is as follows: 

-Tenants didn't fulfill obligations agreed to in lease.

-Go to Clerk of Courts office, bring copy of my original lease and +/- $75.

-The clerk looked over my lease and verified I had the waiver in the lease. 

-I fill out the proper eviction notice with help of clerk since it was my first time. She schedules a court date. My date was three weeks out only because I waited until the 15th of the month to start the process. The clerk mentioned that if I would have started the process earlier the overall wait time for a hearing would have been much shorter. Most apartment complexes in my area file around the middle of the month. My particular parish is slower than the parish directly adjacent to us. From what I understand through our REI meet ups. The hearing is usually scheduled within 5 days in Caddo Parish.

-The City Marshall served the eviction notice and I waited until my day in court. I did not accept any type of payment because I wanted to follow through with the eviction. 

-It took about 1 minute in court and I represented myself. I explained myself to the judge and he ruled in my favor. 

-The tenant has 24 hours to vacate. 

-If the tenant is still occupying the property after the 24 hour period you would have to go back and have a Marshall evict them. You have to have individuals to bring all furnishing that all left inside the house and place them on the curb. If someone stops and picks something up you are not responsible. 

*I haven't experienced the last bullet point so I might be slightly off. But, it is some variation of that. 

I completed the whole process myself and did not need an attorney. Hopefully this was able to provide you with some information. The process is very straightforward. 

Michael 

@Ron Drake ... Sorry I saw your post yesterday and I was intending on replying but it slipped my mind. I would classify Louisiana as Landlord Friendly. I completed my first and only eviction (knock on wood) in June of this current year. I would be happy to answer any questions you have about Louisana. My eviction that I went through this year was in Bossier Parish but I am pretty sure most parishes are similar. Ask me anything and if I can't find the answer I'll try to find it. 

Take care

Have you guys tried PayNearMe. Through BiggerPockets the service offers  a waiver of the $199 set up fee. I will be trying it out at one of my properties starting December 1st when a new tenant moves in. 

@JD Monroe ... but I will keep an eye on it for you guys and if you ever need me to do anything since you won't be here I don't mind helping. 

@JD Monroe .... Can't purchase it now but maybe in the future we could work a deal. 

@Jeff Lee ... let me know your results. 

@Jeff Lee ... I actually have a contact I have saved somewhere for granite at a wholesale price. Please keep in mind I have never done business with them.  Below is their contact infromation:

Granite Countertops

318-549-9000

1009 Pearl Drive Bossier City, LA 71111 

@Jeff Lee .... I have been reading your forum posts over the last few days regarding the debate on the finish materials you are using.

***First off I would like to say congratulations on the purchase of this property. I have driven by it and I have to say it looks like a good solid rental.***

 Speaking from someone who has done a handful of rehabs in the last 18 months in the Shreveport/Bossier area I would like to share a small portion of my experiences.  I want to try to share my experiences so hopefully you won't have to make the same mistakes as I did.  Please take this as constructive feedback because I want to see you SUCEED!

-Use the same color throughout this property and any future properties you might acquire. This will minimize the headache when you have to repaint. Also, you can systemize this part of the rehab for future properties. Neutral paint color for walls and white for trim and ceilings. Save your colors at whatever retailer you use so the next time you paint they can just look it up. Also, highly highly highly recommend using the same Everything on your properties.  It makes it so much easier and you train your contractors/employees/day labor what to use everytime. You create systems. Plus the first question that will come out of the tenants mouth will be: "Is it okay if I paint my child's room, they want to have a ( Insert the darkest most hideous color you can think of) colored room in the new house" .... So don't sweat the small stuff of choosing the most fabulous paint color. Go for the wonderful, fantastic, vibrant color of .... neutral :) By the way... I never let tenants to paint rooms. They will do a half way job and you'll have to fix their mess when they leave.

-What do you anticipate to get for rent? How did you come about that number? I personally l checked out rent-o-meter, looked at Craigslist ads, spoke to neighbors and talked to local agents. I would highly recommend marketing to military since we are so close to Barksdale.  If you do market to military keep in mind their housing allowances. You would want to stay below that to attract/retain quality tenants.  

-When will it be available for rent? Keep in mind  we are going into the holiday season soon. Property might sit longer than anticipated if you don't have a plan accordingly. I finished one of mine close to yours in November and had the hardest time finding tenants and when I did who would've guessed it they granted me the gift of teaching me how to go through my first eviction ;)

Just my two cents...

Take care and I would love to see the property if you would grant me the opportunity. 

Michael

Congratulations @Mark Ferguson !!! That is wonderful. I have followed your blog posts over the years and look up to you. I admire your positive outlook and strong work ethic. Wishing you  and your team continued successes.

Every time I read one of your posts/articles etc... It motivates me to continue striving for my goals and aspirations. Keep up the good work and transparency. 

Kudos again to you and your team!!!

Michael