All Forum Posts by: Jason Boulay

@Doron Rice When you're asking this question, it generally means that you are overdue for replacing the tenant.

Certainly there are costs involve with the turnover process and leasing to a new tenant, but those cost are very small compared to the time and aggravation you are spending with rent collection.  You are receiving the rent very late now, but I can assure you that will get later and later, especially with the holidays around the corner.  This situation will likely end in an eviction down the road if you allow it to continue.  Pull the plug now and get a qualified tenant in there that is willing and able to pay rent on time.

@David Soest Just to clarify, those that are disabled, are not strictly limited to people in wheelchairs.  I'm sure some of my tenants may have a disability, but it's not a factor in the application process.  I would not be aware unless they request a reasonable accommodation or modification in the unit.

Certainly, it may appeal to the smaller renter pool individuals who use a wheelchair, but it may turn off renters that don't require the modifications.  If you rent to a tenant that has a wheelchair and it interfere's with their use of the unit, they can request a reasonable modification to the unit.  The modification would be at the expense of the tenant to afford them use and enjoyment of the unit/premises.  I don't see the value in limiting your renter pool and increasing your expenses for something a tenant can pay for, if necessary.

@Matt Treece  Have you entered the unit to see if they have any belongings remaining in there?  Dodging your rent collection calls and abandoning the apartment are two different situations.

I'm not familiar with the laws in Texas, but in RI, you can send an abandonment letter to the tenants after they are more than 15 days late on rent.  They are given 10 days to respond and then you are able to repossess the apartment.

The other option is to go through the eviction process for nonpayment of rent.  Obviously, this can be a costly process.

If they did remove all their possessions of value and it's reasonably believed that they will not return to the apartment, you could go ahead and repossess the apartment and change the locks.  In doing so, you bare the risk that the tenant may return and claim that the apartment was wrongfully repossessed.  This would certainly save a good amount over an eviction, if you feel VERY confident that they have no intention of returning.  You have to weigh the risk reward if the apartment appears to be abandoned.

If I'm able to have open lines of communication with a tenant, I have worked out deals a number of times with tenants to turn keys in before going to court and getting evicted.  I'll also try to work out payment plans with them to get the outstanding balance paid up after they move out.  This will avoid them from getting sent to a collection agency.  I sell it as I'm doing them a favor.

I explain to them that I don't want to have to file for court, which has costs involved with it.  It's going to increase the balance that they owe (my lease passes legal/court fees on to the tenant).  Not only that, but having an eviction on their record will likely hinder their ability to get housing in the future, since most landlords check credit these days.  Many tenants see the writing on the wall and move out and turn in their keys.  I also explain to them that they must take everything out of the apartment, otherwise I'll have to go through the eviction process.

Although it's not the legal way to repossess the unit, if the majority of their possession are out of the apartment and it appears they have abandoned the unit, then I'll change the lock and turn the unit over.  I rather take the slight risk that the tenant claims wrongful repossession, rather than a hefty legal bill for the eviction for a legal repossession.  Although I can charge the tenant for the legal fees, the likeliness of receiving payment is somewhat slim in most cases.

As @Connor Heim said, it sounds like the oven was quite dirty to produce a great deal of smoke from the food particles in it.  If the food particles ultimately caught fire, then there could be a significant amount of damage to the oven and stove top from the heat and smoke.

@MacKenzie Clinton Do you require renter's insurance?  Do you have any provisions or an addendum to your lease suggesting the tenant get renter's insurance?  If that is the case, I would suggest they submit a claim with their renter's insurance policy to be reimbursed for their accommodations.

If you haven't had any issues with this tenant paying rent on time in the past, then I would waive the late fee as a one-time courtesy.  This is simply from a customer service prospective, but make it very clear that this is a one-time thing.  If rent is late in the future, for any reason, the late fee will be assessed and must be paid.

When it comes to rent, I tend to be on the firm side as 1 day after the deadline quickly grows to 2 days, then 5 days, then 8 days, etc.  It's a slippery slope.

Just because the units may be similar, doesn't mean that the two tenants have to pay the same amount.  I would NOT drop the rent of side A and refund them the difference.  I would hold out as long as possible for the rent that you are asking, then do a modest drop, if it comes down to it.

If ever questioned by the tenant paying more, you can simply explain that market conditions had changed from the time they rented to the time that side B ultimately rented.  For example, less demand for renting during the autumn.  You can always increase the rent of side B in the future (spring/summer time) to the $1,100 or more (if market conditions warrant it).  If they end up moving, you have a larger pool of tenants to select from in the spring/summer time other the fall/winter.

@Andrew Merritt

Don't adjust your rent because you have a feeling that a tenant would be a good fit.  You should be confident in the rent price that you set based on research of the market.  If the market supports the amount asked for rent, then be patient and select a qualified tenant.

If on the other hand, the units are overpriced, you should still not be renting to this police officer.  If you got a fair deal of interest at the current rent, imagine what sort of interest you would have from a price drop of $100+.  This would likely put you in a position of multiple applicants to select from.  A profession should not be the determining factor of a tenant.

I would use this as an opportunity to do a full screening on them to meet your qualifications for the apartment.  I have tenants re-qualify for an apartment each time they move, regardless of how long they have lived there.

You should come up with a course of action now in the event that they don't meet your qualifications for the new unit.  For example, if their income is low, they have poor credit, they have a criminal background, etc.  Do you terminate their tenancy?  Determine that now, so if the situation arises, you know exactly what to do.

I generally have no issues renting studio apartments.  The price per square foot is quite a deal higher than 1 or 2 bedrooms, but a low price point which attracts a great deal of interest.

Have you looked to see what other studios in the area are renting for?  How does your pricing compare?  Where are you marketing?  I've had a great deal of success on Craigslist.