All Forum Posts by: Daria B.

Lesson learned, make sure all lights have working bulbs when they move-in and charge them a cost for each bulb that no longer works when they move-out. Put this in your contract and cover it during the lease signing. We screen pretty well and cover all these items thoroughly during lease signing and thus have never had any major issues. We also leave the property inspection form with them for a few days after move-in so they can write anything down they may not notice during the initial walk through. Be fair here and make sure you notate anything they point out that is relevant because this is the first time the trust between you and them is tested. Use this opportunity to show that you will listen to them and be fair in your dealings. Not all landlords and especially the mom and pops don't do a good job of managing their properties.

Think of a tenant as a pet, if you train them properly from the beginning both their and your lives will be much better for it. It's all about establishing those expectations on the front-end.

I'm not sure if it's a lesson learned because everything that you mentioned was done. Pictures were taken, twice, and documentation they had to sign off on. These were just nasty people and didn't care. I actually have property management who have a very thorough lease. Their screening - I questioned - I had a different option on some of the decisions made based on their screening as to what was acceptable - we have to be very careful not to go against laws when declining prospects - I've since fired them for other reasons and have another PM. I'll be adding an addemdum for things that were unrelated to light bulbs as coverage. The lightbulbs was just something that I have never encountered in my years of owning rentals. I thought on this to make sure I wasn't thinking, "hummm is that petty or reasonable".

And there is plenty of documentation written and photos with them signing off on - but it still didn't matter because this family broke several things and left the property in the condition that it's not just a matter of lite clean up - other things I won't mention that are excessive.

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Originally posted by @Robert Leonard:

I'm not in FL, so you need to find out what the law says about these matters in FL. Here in Louisiana, I have a tenant move in/move out inspection form that they have 7 days to fill out. It includes each light fixture & blinds in each room, any serial numbered items and working light bulbs.

My lease specifically states they are required to replace bulbs with like bulbs (not the cheapest bulbs you can find at a dollar store). They are usually in sets, like for ceiling fans or bath light fixtures - so having matching bulbs matters. I use LEDs now and they are expensive, so I want them replaced with the same thing. As I see it, they help keep utilities low and make it easier for my tenants to pay their rent.

I would withhold for the cost of replacement of all of these items if my tenant did the same things.

We do the same thing here and I think most states seem to have similar rules from what I have read.

The bulbs were just something I have never encountered and it seemed that for cost of buying almost an entire house worth, there should be something from them (ie security deposit) due to it being handed over "with" bulbs.

I will have some more of these specific items added as an addendum to the lease.

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Originally posted by @Shelly Doris Milburn:

Yes, I would charge for those items. It should be clean and functional upon move out. If your lease and associated forms are not clear about expected condition at move out condition you could make some updates prior to signing with your next resident.

The lease is very clear and after this move out I am adding more after a couple of things that were done.

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Originally posted by @Kim Meredith Hampton:

@Daria B. I would charge them for all the things you mentioned.

Hopefully you have "before" pictures and receipts for everything you did prior to their move in.

Oh yes I have receipts and so many before pictures time dated that there is no way to dispute. They also signed a move in inspection - checklist.

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I'm turning my rental, tenants gone, inspection already completed with what needs to be repaired from tenant misuse.

But some things are questionable - so the question is, light bulbs and toilet seats......

The house was rented with light bulbs in every conceivable socket and worked. All the ceiling fans now have one light bulb - really?!? All tenants I've ever had, replaced them when they burned out, if they did, and none of them ever "took" light bulbs. However, this tenant, whether the bulbs burned out or they took them remains to be seen.

They broke the toilet lid in addition to other things like window blinds so that is coming out of the security deposit. What of the toilet seat? It's in rough shape and honestly, none of my other former tenants ever left a property the way these people did.

Thanks

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Originally posted by @Michael Cohen:

I'm not sure what you're asking then. The bill is incorrect and they're sending out new ones. Ignore it. You do not need to pay the wrong amount.

FYI - I see you're from Gainesville; I'm a Gator.

I'm asking about having to pay the "wrong" amount and a discount that is based on the "wrong" amount and if they (county) are going to remunerate the overage back. In their letter they stated that they would give the discount to those that paid in July and August. The problem I saw was 4 weeks out if I don't get a revised bill then I don't want to be penalized due to their mix up. I always pay to get the small but needed discount when I get my bill and just to have it go right back out the door so that I know it gets paid far in advance.

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Baltimore, Maryland

Originally posted by @Michael Cohen:

There was a problem with tax bills and they're sending revised ones.

http://www.baltimorecountymd.gov/Agencies/budfin/customerservice/taxpayerservices/taxbill.html

Yeah I got that part....

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Baltimore, Maryland

Yikes is what my initial reaction was when I opened the tax bill yesterday.

So, they admit with an attached letter they messed up and are fixing the problem - ETA up to 4 weeks.

I compared my bill from last year and see a few noticeable differences in how the "eligible charges" are named and what they are charging - and here in are the greatly increased charges. The assessment didn't really change that much.

The differences I found were (at least what appear to be):

sewer service (2016) to sewer usage (2017)
water distribution (2016) to distribution charge (2017)

Has anyone else gotten their Balto County Tax bill? I tried calling numerous numbers and all go to voice mail (they actually say don't leave a message because they know they would be flooded) or get knocked around the choose a number to be connected to....

I'm trying to get clarification on their letter.

The bold part is what I don't quite get - we still have to pay the "wrong" amount and they will refund our overage back and apply the discount? Not sure how to read this - does anyone else know that is in Balto County and got their bill?

Thanks

Dear Baltimore County Taxpayers:

Baltimore County Government has detected system-generated errors in tax bills that will arrive in the next few days. Please disregard those bills, but note that these errors may not affect every property tax bill.

The County is working diligently to correct the errors and will reprint all property tax bills with revised information as necessary. The revised printing and mailing process will take up to four weeks. Baltimore County will extend its discount for those who pay their tax bills in July through August due to the errors.

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Baltimore, Maryland

how? The article speaks of vacancies and no growth. What am I missing ?

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Originally posted by @Christopher Winkler:

@Daria B. Your questions are very vague, can you clarify a few things? Is this a first lien or a 2nd lien?

1. You say you "purchased NPN that were in BK13". Does that mean its over and its discharded, or was it dismissed, or is it still active? Because there are 3 different outcomes based on your answer.

2. Now you go to Ch 7, yet you are still vague, is this regarding that same note or a different one, or just a question in general? There is nothing for you to "work out". You are either secured or you are not, and it eventually is discharged or dismissed. You can not contact them, you can only contact the Trustee or their attorney.

If any mortgages are in Ch 13, as long as there is equity over both, they need to start repaying. You have 5 years and 2/3 don't make it, so its a good thing in that something is coming in, though you have to monitor it, because if they start missing payments, you can ask for a stay to go to foreclosure, or wait until its dismissed and you can start collecting again.

I have seen where they are dismissed from Ch 13, and roll right into Ch 7. The owner of the 2nd lien did not appear as a secured creditor, and i was shocked to see the homeowner was able to get the 2nd lien dismissed in Ch 7 because they did not defend their position.

Also with Ch 7, if they want to pay the debt back, they can affirm it and keep it out, otherwise all debts they list are discharged if completed the Ch 7. However, we have an instance where a debt was not affirmed, or included in the Ch 7, and the reported debt was discharged. While we feel the debt could be valid since it was not included, attorneys have said the judge can re-open the Ch 7 and add the 2nd lien if we try to collect. Any attorneys want to chime in?

So there are so many little things that can happen during a bky. Welcome to the wonderful world of notes!

Hi Christopher,

The reference to the BK13 vs BK7 wasn't meant to be in any great details. I asked about anything in particular for a NPN that was in BK7 status relative to the fact that borrowers have now taken a position of not wanting to pay the debt. BK13 there is a trustee and plan that is administered and the borrowers, having to pay for this filing, are more willing to pay their debt. I wasn't looking for anything that is from a real BK13 (I have purchased some that were NPN) or BK7 but in general between the two what differences fall out. I can see why you would think it was vague but it wasn't meant to have any particular details other than the high level descriptions of what differences other than what I previously mentioned.

Good information on the CH7 you noted in the next to last paragraph, what I was looking to hear from others that have experienced dealing with a NPN CH7.

Thanks

Daria

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All Forum Posts by: Daria B.

Daria B. has started 149 posts and replied 1905 times.

Post: turning rental - should these be included to recoup from tenant?

Post: turning rental - should these be included to recoup from tenant?

Post: turning rental - should these be included to recoup from tenant?

Post: turning rental - should these be included to recoup from tenant?

Post: turning rental - should these be included to recoup from tenant?

Post: Balto County Tax bill

Post: Balto County Tax bill

Post: Balto County Tax bill

Post: For those who dont believe we turned the corner...more evidence

Post: NPN and Chapter 7 vs NPN Ch13