All Forum Posts by: Robert Melcher

@Elizabeth Wilson  is correct.  Follow and enforce the lease.

This tenant will show you she can catch up so you let her get into deeper trouble each next time, and what happens when "3rd time's a charm" comes around and they can't recover? You end up eating 4 months rent lost because you were nice to somebody who can't manage the simple things like keeping a pet indoors/spaying neutering, holding a job, and knowing when to keep her mouth shut.

And to the employer who said they paid the deposit, my answer is "Sorry.  It is in escrow for the tenant and by law it is her money until it is accounted for at departure." They need to collect from the tenant, not from you.  Don't get in the middle. Not for pay, not for marital or family issues, not for bank matters. They owe you the terms of the lease, and you owe them consideration for that only.

I lead the interview with the fact that the house is being updated, and show it with the work in progress.  People seem to thrill on the notion they will be the first one to live there after rehabs, and I can pitch the work that's being done so any higher rents are palatable.

Hire a pro, for sure.  Tankless requires larger exhaust and gas lines for the same capacity. The savings is in not having to keep the tank hot, or if you have a recirculating hot water loop, keeping the loop hot also.

@Thomas Gagnon  agreed!

The second time it happens, or the second time a grandma dies, or if the dog ate it, you'll understand.  Follow the lease, no exceptions.  Next time when you tell another tenant "No" he might say " you did it for him" and "Bang!' you get a fair housing complaint because the new one is a different color, marital status, etc...

Our lease includes the requirement for access for showings and sign/lockbox placement during the last month of a lease.  Any potential tenants are informed well in advance that the unit is in transition, and it is also and opportunity to explain what will be done for turnover as far as paint, cleaning, etc.

The existing tenant is also coached that the faster the property leases, the faster the showings will stop.  It encourages cooperation.

Locked the house with a male and female pit bull, bag of dog food and big water trough and used it for a puppy mill.

Found it at mid-lease inspection, full of poop and puppies.

My answer always is that I will not communicate with them once they mention a lawyer.

Tell him you expect a letter of representation from his attorney.

And continue with the eviction.

I always object to any repair or other issues raised during an eviction. I am only suing for unpaid rent and possession. There are specific notification and other requirements in (Texas) property code for these other issues, and unless proper notice and efforts on the tenant's part have been done properly, they have no bearing on the suit for eviction.  (NOT legal advice).

Tile, 2" heavy faux wood blinds, and every towel bar or closet shelf mounted into the studs, not drywall anchors. AC filter box in plain site (not in attic or air handler closet).

Professional PMs, at least in Texas, are required to meet certain accounting rules.  This includes holding deposits in escrow.  After all, it is the tenant's money until you account for it when you are satisfying damages.