All Forum Posts by: Wesley W.

@Jesse M.

You are dealing with a professional tenant.  Don't beat yourself up about this.  If you had responded, my belief is that he would have used whatever you said as grounds to delay the proceeding.  His grasp of the law is better than yours at this point.  If he attempts to contact you again, respond by telling him to contact your attorney for anything regarding the lease violations or proceeding.

This is tuition.  You'll handle the next tenant better as you get your sea legs.

I think you are stuck.  You could try and not follow through with the contract, but I expect he will fight you on this, and based on geography you'll won 't encounter much sympathy from the legal system.

Consider your potential economic loss as "tuition" for next time.

I took inspiration for my advice to you from Mr. Miranda:

"Anything you say can and will be used against you in a court of law."

Nothing good can come of any response you give.  What would be the point?  If you must communicate, do so in writing, and preferably through your attorney.

Hello folks,

So, we've all had our troubles with no-shows, etc. and everyone has their own system to mitigate it.  This morning, despite my own precautionary steps, I hit a new low:  4 cancellations and a no show out of 5 scheduled.

I'm trying to decide if it might be the day/time.  These were for 9:30am Sunday morning.  I'm wondering if everyone woke up this morning with a hangover and called to cancel.

Have you noticed that certain days/times are better for "prospective tenant follow through" when it comes to appointment times?  Are weeknights better?  Weekend days?  Have you found a "sweet spot?"

Whoah whoah whoah!  Did I just understand you to say that she wants you to front her the security deposit BEFORE she moves out?

Think about what you are doing, here.  Don't follow up a big mistake with another.

Also, you need to memorialize all agreements and communications with this tenant via certified mail.

She's already mentioned the "L" word (lawyer!).  I would be very careful.  MA is a very tenant friendly state.  There is a good chance she is stringing you along.

One of the phrases that has always grounded me from the emotions of the situation is, "don't make decisions based on what a tenants says, but rather what a tenant does."

I think he is saying the seller didn't provide keys at closing (not that uncommon - has happened to me).  In that case you can either:

(1) ask tenants for their key, run down to the hardware store and make yourself a set

(2) notify the tenant in writing that you are "updating" the locks on their unit and are changing out the lockset; a hurdle would be you need them to provide access to their unit so you can put the new lock on

I'm not that worried about having to "change the locks again" after they leave.  You can always buy a third set and install it, and then use the one you bought previously as a spare and rotate them through different units on turnover.

I used GEICO for years for my personal residence and vehicles.  When my portfolio outgrew them I moved everything over to State Farm and couldn't be happier.

I would start the eviction process immediately.  You can always cancel it if he ever pays.

Going forward, make sure your lease provides for the reimbursement of your fees (attorney, process server, court) associated with the reinforcement of the lease terms (including, and especially the non-payment of rent).

Good luck!

And these are the demands they are making BEFORE you let them into your property.   Thank God for you they are such a lousy poker player.

Here's my canned response (which is open on my Desktop currently as I am marketing our latest vacancy):

Thank you for your interest. Unfortunately, we have a minimum income requirement to qualify for this unit (3 times monthly rent); based on your email, it appears you do not meet those qualifications.  Good luck in your search.

I have other responses for pitbulls, etc...