All Forum Posts by: James R.

Steven, you make a good point, but I have been a landlord 10+ years and my tenants stay and average of 5 years. My properties are nice, well maintained and in upscale neighborhoods, so I never have any issues finding good and loyal tenants.  

I do take things on a case by case basis, but I am not a chump either.  If you want to repair things that your tenant clearly is a fault for breaking just to keep them in your building, that is your business.  

Sandra,

I just realized that you are probably referring to the stove top and not the door, but the situation is the same.  Your tenant broke it and they should have to pay.  

Sandra,

I had the exact same issue.  I called the manufacturer (GE) and was told that the glass in stoves is tested at extreme heat to ensure that it is safe from cracking.  Your tenant dropped something on the glass, when the door was open.  I have never in 15 years of being a landlord, had a tenant tell the truth, that they, in fact, broke something.  It is always a story.  

I sourced a replacement (about $50.00) and installed it in 10 minutes.  I charged the tenant $100.00 at the time that they checked out of the apartment.  No questions asked; they agreed. 

In regard to the security deposit, I would not keep any portion of it, UNLESS there are damages to the property.  By law, the security deposit is to be used for damages only.  If you have a savvy tenant and you keep the sd and they seek the advice of a lawyer, you could be looking at appearing in court and paying triple damages.  I wouldn't risk it.  If there are no damages to the property, you have no legal right to keep the security deposit.  

Josh, a m2m lease is exactly that...m2m.  Any language telling tenants that they cannot terminate the agreement in one month's time could make the entire lease null and void and would not be enforceable, UNLESS you state that you require a 60 day notice in writing.  

I had a tenant on a m2m give notice December 1st.  She called a lawyer to challenge the 60 day notice clause.  Her lawyer stated that his client would abide by the agreement and vacate on January 31st, which she did.  

If the tenants are on a 12 month lease, you could say that breaking the lease will result in a fee equal to one month's rent, but I would not state that they will forfeit their security deposit or any portion thereof, because by law, these funds are not to be used for any reason other than for damages to the property. 

Jacob, technically a master bath is also an ensuite and will have a double sink vanity.  

I have known people to advertise their home as having a master bedroom (without a connected bath/ensuite). Well that's just another bedroom with a bath down the hall or worse yet downstairs from the bedroom...it's false advertising.  

Buyers walk away disappointed AND feeling a bit deceived.  The seller will realize that people aren't biting and will lower his price. 

I would bite the bullet and do the bigger bath now.  Do a contemporary look and it will still look great 10 years from now.  

It will sell quickly and for the price you are asking or close to it or perhaps for more than you are asking depending on the market.  Master bedrooms with ensuite are the standard now.    

My two cents. 

In regard to keeping good tenants happy, when I raise rent above market, I start making upgrades (not repairs) for tenants.  That way, they are still happy AND my unit is nicer.  For example:  I had a couple of tenants who were both 6'or taller.  They didn't complain, but mentioned that ducking under the shower head was weird, so after they lived there for 1 year and I raised their rent $35.00/mo., I had a nicer shower head and system installed for about $175.00.  They were thrilled!  

Chad, in regard to raising rents.  I raise rents after a move out, if I haven't generally during a tenant's time renting from me, to see what I can get.  Then, I use my discretion to raise rents, as I see fit.  Once I reach a dollar amount of $100.00 over market rent, I stop raising the rent, because I don't want tenants to move, if they are good tenants.  I have found that $100.00 over market is not too much to prompt a tenant to move, given they are happy where they are, so I keep them happy!  More than $100.00 over market and they will jump ship.  This seems to be the threshold.   

Hope this helps. 

Chad, in regard to the water/sewer bill, I pay it for my rentals, because where I live, duplexes are not separately metered.  In the lease, I cap the usage rate at 10 cubic feet per household or 20 cubic feet for the building.  That averages to 5 cubic feet per person, per quarter.  Anything over that and the tenants will be billed, per the terms of their lease.  This also discourages tenants from moving in people not on the lease and from having guests spend the night excessively.  The excessive water use would be a dead give away that there are extra people living there which would violate the terms of their lease. 

Hope that helps.