All Forum Posts by: Michael Peters

@Jill F. Its good to see you have your heart in the right place.  Just make sure you hold everyone to the same standards.  I was also agree and avoid anything that long in the future.  Most people won't even read an email at their own work that was that long.  If you want to ensure everyone reads it make sure to keep it short and to the point.

@Ana Maschke I wouldn't believe anything your tenant is saying at this point.  Do you have any emails, letters, or emails to back up their original excuses?  Since they moved out prior to the state of emergency being called I would treat them like everyone else.  As long as you are trying to fill the unit you can still hold them responsible for rent owed.  I would just make sure you have something in writing that they vacated the property or have no intention of returning so your covered should you go to court to recoup the funds.

Since they are month to month you shouldn't have any legal worries as long as you follow first your local statutes and then their current lease on terminating a month to month lease.  David had a good suggestion with rent.  Give them the option either pay the market rate or move out.  If you don't want to deal with this you can always incorporate the condition that they are removed prior to closing and have the current landlords handle it.

Everyone else has this pretty straight.  You should be dictating the relationship and not the other way around.  I had one tenant move in and request we move the kitchen cabinets down so she could reach everything better....

I would make sure to get a hold of them and establish what situations constituent a maintenance request.  I'd offer to handle the items in question but it would be at the tenants expense.  Who knows maybe they'll pay for your new counter tops.

@Gray Hall How have you liked your experience with Matterport?  I've been looking for a 3D touring software for a while now and the virus looks like the perfect oppertunity to get started with one.

@Anna Sagatelova we've just been making videos and upload them to our channel on youtube for all occupied properties.  For vacant properties we show up in advance and open the property up for them.  The whole turn on lights and adjust blinds for optimal daylight.  We hang out in our car while the tenant tours the home, gloves are provided and required to be worn, and they can call us with any questions.  We also have videos available in case the new tenant doesn't want to do an in person visit.  Everything is being signed virtually via docusign.  Hope this helps!

We've done walk throughs via facetime in the past and found that a well edited video, multiple takes and a script, has been more successful.

@Account Closed as a property manager myself you need to take a step back.  These are real people who have to make their own decisions regarding their safety and that of their customers.  No one persons health is more valuable then another.  If any of our owners behaved the way you were I wouldn't have an issue dropping them.  There is absolutely no way that the $93/month fee would cover a PM making daily visits to a property to wipe surfaces down.  Many wouldn't even have the staff available to accomplish this task.

Everyone is going to have to make accommodations and sacrifices to get through this.  Every PM worth there salt will be moving towards virtual tours and limiting contact.  Our office is current closed to outside visitors, all non-urgent maintenance requests are on hold, all tenanted properties have videos for virtual tours, and vacant properties are being toured by tenants alone.  No one on our team or prospective tenants are allowed into a property without gloves.

I understand that the prospect of not being able to pay a mortgage is scary, but these are unusual times.  Give them a call and start an open/positive dialog.

Greatly appreciate all the insights and stories.  Sounds like everyone has had a few bad experiences and either moved on or altered their lease to ensure it doesn't happen again.

I'm going to stick with dogs and cats to not limit my pool of applicants.  Restricting fish tank sizes, ferrets, bunnies, livestock, and water beds.  I think a generic clause about terrariums under a certain size are welcome but no other pets can be brought onto the property, even for visits, without the owners prior approval would cover most circumstances.  

@John Warren I agree the additional revenue can be great and yes I do charge $35/pet maximum of 2 cats or dogs total.

@Dawn P. I do like the addition of the live stock piece and aquariums under 30 gallons seems reasonable. 

Here is my current pet disclaimer:

No animal or pet shall be kept on or about the premises without Landlord's prior written consent, except any pet that may be listed below. The tenant agrees that if a pet fee was added to the rent the tenant will pay the pet fee until the end of the lease even if the pet was never at the property or was removed at any point throughout this lease term.

Have you had any prior bad experiences that have pushed you to restrict certain types of animals from residing at your properties?  I've had bad experiences with Ferrets in the past and have heard some owners restrict fish tanks over a certain size.  Would this be something that you incorporate into your lease?  Anyone have any interesting processes or disclaimers to protect their property or limit what hte tenant can keep as pets.  

Feel free to ignore ESA for this topic.

How did their landlord references look?  I don't want to compromise on credit or income requirements either but I give a few good, verifiable references a lot more stock.  If it was mine I would personally keep looking.