All Forum Posts by: Robert Edwards

I would be super weary of setting precedent that you replace bed bug infested furniture or belongings of residents.

The problem was inherited, you are clearly tackling the problem. Getting rid of bed bugs requires tenant co-operation to be successful. Buy them a mattress encasement (not the same as buying them a new mattress) or help them out with a break in their rent if they replace the mattress, rather then buy it for them.

My two cents.

Cheers!

Bed bug extermination costs are all over the map, for many reasons. Big factors are how bad is the infestation and how difficult is the property to treat, older homes with lots of nooks, or a resident with a fair amount of belongings to navigate. 

There is always someone who will dump chemicals all over the place and call it a treatment, sometimes this works. Most of the time it doesn't and they have to keep coming back. Nobody is doing a complete and thorough job for $100-200. In civil cases we see a lot of Landlord/Managers use the defense strategy, that calling the exterminator over and over for that same problem was adequate. It's not. You can only reset a breaker, light a pilot light, or patch a leaky roof so many times till you have to acknowledge there is an actual problem. Not doing so is negligence. The average bed bug civil settlement is $27,000.

$1500 is a lot of money, but very well might not be excessive for the job at hand.

Can you conclusively or reasonably prove the tenant brought the bed bugs into the unit? I get its a single family home so they obviously did not come from a neighboring unit, but how long have they resided at the property? Could they have been there before move in? or is this an established tenant?

It was unclear if you have treated the infestation yet... get it done!! Don't put yourself at a liability risk, and don't let the infestation get worse! Each bed bug lays 1-5 eggs a day! Do not let a tenants self treat, they only make it worse.

Best payment solution we have seen is, call it a damage and apportion it to their leger as rent owed. Just as any other tenant caused repair would be. You'll look like a jerk in the eyes of the court if you immediately booted them for this, as its not like they intentionally brought bed bugs into the property. Unless you suspect there is a willful neglect, bad hygiene or mental health aspect that caused the bed bugs and wasn't just bad luck, don't evict; have them do a written payment arrangement. If they don't pay in time with the written payment agreement then its past due rent and you can evict as you would for unpaid rent.

Cheers!

Mobiles are generally poorly constructed, hollow core doors and cheap hardware to match, cheap plumbing fixtures and materials.....investigate what it takes to swap out a water heater in a mobile............

Seller have an agent? maybe they can help smooth things over with the seller?

Never hurts to have a 3rd party document damage. Also some states (like mine, Montana) have laws for criminal malicious damage to rental property. Its nice as $ comes in as restitution.

Unfortunately this is going to cost you no matter if you keep it or sell it. Get it fixed and fall forward!

Hire a property manager to do these things for you.

A good for rent sign!

1/4 of our leads come from a for rent sign. Neighbors see them and tell friends who are looking.

Also helps prospects find a unit when they do a drive by.

Also you said this is a rehab, people take notice of rehabs as they are happening. Having a sign out the gives contact info now during rehab is perfect time to capitalize on this curiosity, find yourself a tenant before the project is complete!

Protect yourself, file for eviction.

You turned two people away....call them back!

Is it annoying the prospect strung you along and then bailed, yes for sure! sadly this happens all the time. 

We don't "hold" units, if prospect wants the place they will be motivated to get things done before someone else comes along. (I'm also in a very very tight housing market)

Refund the deposit and move on. I wouldn't want to plead this matter in front of a judge, its just too weak of a case. 

Also last thing you want is this flaky person to be your tenant, what if they show up in the next 20 minutes and want keys.....you are holding their deposit.