All Forum Posts by: Robert Melcher

We hold a maintenance deposit for repairs.  For anything over $X we ask permission and require funding of the account for at least half.  We are not a bank.

NARPM is where I'd go.  Also, I am one....pick me! Pick me!

Any reputable locksmith will know the requirements.  Using a pro avoids those little things that might slip by...failure to resolve or change locks on the rental within 7 days of taking possession, for example.  The tenant can walk...

Texas is pro landlord, but the issue is  accounting for the effort.  Photos and repairs by professionals with invoices and photos to support the work, and a date stamped photo set of the original condition are essential.  Personally, I think they've burned the deposit and you should bill for any additional

Charges I'ver the $1100.

ONEprop has offices in all three Markets.  I think we're good, but then again, I am biased.

In Texas, if they are invited by the tenant, they have a right to be there. If you tell the tenant they can't stay beyond X days (usually 2 weeks for guests, at least in our lease) then the tenant is in breach of the lease and you can evict based on that default.

I can't speak to Maryland law, but once they're in, they need to be named in an eviction proceeding to get them out in Texas.

We take photos before the work and after the work.

These are available to our clients at any time after the completion of the effort.

I do still prefer to visit my own properties once or twice a year, but I'm only 5 hours away by car.

@Michele Fischer is on the same page as I am.  its in the lease, professional/truck mounted system REQUIRED and we do it one way or the other.  It is important to set the condition at the start of each lease, with date-stamped photos, in case there is any doubt or dispute.

Also, professional cleaners will be able to tell you if they see animal urine (black light) or recommended stain treatments/etc. and it was declined.

Actually, in Texas it is five days for them to appeal, before you can file a writ of possession.  File the writ immediately after the 5th day.  You'll need a crew and locksmith to meet the constable at the property with you to set out their things and change the locks.  The constable is there to make sure it happens.  So far only one had to draw his weapon during one of mine...

Yes, please accept apologies from another professional.  Bums make legitimate PMs deal with so much more doubt and distrust.

Fire them.

Demand the deposit back.

Report them to the appropriate licensing authority.