All Forum Posts by: Wesley W.

I would rather not "double down" into this part of town. 

Hello all,

So, one of our small multi-family properties (fourplex) is in a section of town that has "turned" a bit since we purchased it in 2015.  Specifically, there are two tenant households that live in two nearby properties (both duplexes) on the same block that are constant source of discord with the neighborhood.  There are LOTS of small children (ages 5 to 10) that either live there or they are dropped off to visit and the kids just run amuck, up and down the street all day.  While they are doing so, they take liberties with riding their motorized bikes, skateboards and scooters on our driveway and elsewhere.  Meanwhile, their guardians are constantly screaming at the top of their lungs with profanity laden commands.  They leave trash all over the sidewalk, up and down the street.  I am constantly picking up in front of our property to make it presentable for showings.  This goes on quite regularly.  

This has become such a problem that the shenanigans are driving away my prospective tenants.  I currently have a vacancy in the building and I've had a few people witness screaming matches in the middle of the street between one of the "ladies" and her adult guest while I was showing them the property.  Needless to say, everyone that has visited the property has declined to proceed with the application process, and I am comfortable saying that a measurable amount do so because of this drama.

I have tried asking the kids to not ride and play in the driveway (all other properties but mine do not have off-street parking).  They leave, only to be back there playing again when I show up the next day.  The problem I have with this is the gas meters are right against the building in the driveway, and I already see tire marks where the kids have collided with the siding while not making the turn in time.  I also worry about my tenants' cars and of course the lingering spectre of a personal injury claim.

I have not pursued a dialogue with their guardians because despite any diplomacy I may use, it will surely cause them to escalate.  One of my tenants works third shift, and politely called out her window to ask for them to keep it down as she was sleeping, and the next day my tenant's car was keyed.  So, this is the element that I am dealing with.

To clarify, this is not the whole block - basically two households - that are ruining the peaceful enjoyment of my tenants, and I assume, others.

I thought of calling the police, but I'm not sure LE would consider this rising to the level of any crime (arguing/yelling at their kids in the street) and I'm sure pursuing a trespass complaint would land a brick through one of my tenant's windows.

I am considering FOILing the CO's to see who is living in these buildings and contacting the owners for cooperation.  Not surprisingly, both properties are owned by two different out-of-town owners.  I believe I can also FOIL who the PMs are as the City requires them to be registered.

I've tried ignoring the situation, but based on the lack of interest in my vacant unit (which is priced under market and is nicer than anything else of similar price) I need to do something.  I'd rather not lower my standards and rent to "people" (term used loosely) like that, as that just makes me part of the problem.

What would you do?

I always insist on cash (or a check drawn on a local bank so I can walk it in and get cash) for all move-in costs.  If they show up with a check, I will not sign my part the lease until I get the cash from their bank.  I explain that I will be cashing their check on the following day and at that point I will sign the lease and send them a PDF copy.  As part of that meeting, a move-in/walk through date is chosen .  I don't do it the same day as there can be issues with the payment sometime.

BE WARY of accepting money order or certified checks, as they can be faked, and if you DEPOSIT them into your account, you may not find out for months.

I second the checklist idea, as that is exactly how I do it.  Money gets exchanged first.  I write them a receipt, and we move on to the business of having them sign things.

That's probably why you've never had a problem with deliberate destruction.  In NY, they credit the tenant with a capital improvement of your property...

We could all tell a story like that, believe me.  This is why it is important to collect a non-refundable binder (with signed agreement) to hold the unit.  Ours holds the unit for between 5-7 days, and the binder is not refundable if the tenant does not sign the lease by the deadline.

Fool me once...

@Account Closed  I give them copies of receipts, but only after the entire turnover work has been completed and I have been billed by contractors, which is LONG after they have vacated.  My jurisdiction allows me 30 days.

I'm not a fan of mutual walk throughs.  What's the point?  It just provides the tenant an opportunity to argue with the landlord about who caused what damage.  It's a waste of time.  Upon move-in, my tenants do a detailed inspection - I take copious pics and I encourage them to do the same - and sign the inspection sheet, on which they've noted any damage.  A move-out walk through with the landlord is an anachronism left over from the days before digital cameras.

@Account Closed

I guess I'm not a "real" landlord, because I've never found all the damage in a rental unit on a first pass inspection - it's only after the turnover process has begun that I find the "skeletons" I would have missed had I assured my tenant that what I saw in that 45 min inspection was all they would be charged for.  Thus, I only give an accounting of the disbursement of the security deposit after the turnover work has been completed.

And to answer the OP - I usually have the tenants leave the keys on the counter when they vacate.  In my area, if they don't leave the keys, it can be argued that they haven't legally vacated, and if I change the locks they could claim they were still in possession of the unit.

I have my tenants sign an itemized "Move-Out Charge Sheet" prior to move-in.  Among other things, it says any labor involved in getting the unit back to the condition it was given to them (i.e. cleaning that was not done, repair of damages), would be billed back to them at $25/hr plus materials.  It also lists the approximate charges for various repairs and cleaning.

This document complements the list of cleaning tasks the outgoing tenants are asked to do to get their full security deposit back.