All Forum Posts by: Ron Tafoya

Thanks for the input everybody. 

@Tim Lindstrom,  No I wouldn't have just raised  rent $119. alone.  

 Tenant got in touch with me and I ended up dropping rent by $50 with her paying all utilities.  Others locally I have talked with recommended doing the same also.   The only other change to Lease will be she wants Month to Month which tells me she is keeping her options open and probably looking for another place.  

This is my first rental and have made some mistakes in regards to making any money/cushion $$ as I wasn't even really breaking even with profit only being $444.  after me paying utilities, so you can see why I needed to do this.....this is not a charity.  

Thank you everyone!

I am not raising the rent just having tenant pay their own utilities.  

Here is the letter, which I sent in Feb. 2016,  minus informalities:

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"We can do another year long lease of go month to month, original lease stated that we would go month to month after one year. I prefer to renew lease as you have been a good Tenant but am good with whatever you decide if you choose as far as rental options (lease or month to month)

There will be one change and that is all utilities will NOT be included in rent as of June 1 2016. Tenant is responsible for payment of all utilities from that time forward.

Utility payment breakdown is below, but as you know Sewer and Water and Garbage are billed every 1.5 months.

Sewer is $66. every 1.5 months

Water…You already pay

Garbage is $57 every 1.5 months

PUD is $48. per month on the budget plan. Ask the PUD about it if you aren't aware of the plan.

Please let me know whether or not you plan on staying in property and we can renew agreement when time comes."

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Reading again I thought I was pretty clear on the topic of utilities. 

Paying what I am paying now for utilities adds up to $1428. per year or $119./month.  Thats a lot and pretty much is all my profit/maintenance cushion.  

Part of me wants to lower rent to say $1225.00(from $1275.) and tenant pays all utilities, but than I feel that opens the door for tenant to think she can just disagree with me and try to get her way with other things in the future.  She is a decent tenant and would like to retain her tenancy but just cant eat the cost of utilities this coming lease renewal.

Ron

Hi I sent a letter 60 days before lease renewal stating "tenant will pay all utilities" starting new lease agreement. I get a text today after dropping of new agreement asking if I was raising rent. Long story short tenant thought I was going to basically lower rent if she paid all utilities to compensate for the utilities she is going to be paying. Letter stated no such thing or even eluded to that. Two of the utilities are bi monthly and two are monthly. Dollar wise it equates to 119$ per month over 12 months. How should I proceed? Stick to my guns or? Thanks Ron.

doesn't make sence to me. 

Beware though.  My son looked at a house to rent on CL and turned out to be a scam.  Somebody took picture of a house and put it up for rent.  Wanted him to wire money to hold property.   

to address question #2.  I am in same process with rent collection.  I tried PayPal last month and was a mess.  tenant had detailed instructions but still was charged a 30$ fee. Tenant didn't classify type of payment.   In trying Cozy this month. Small fee associated with payment.    

In sure others will have more payment suggestion for you also. 

Thank you all for the feedback. 

I have in ground sprinklers at rental and tenant is a older 55ish women. She can turn on system but should I hire somebody to blow out system at end of season. I am worried she may do more damage if not done correctly. How and what do you about inground sprinkler systems? I am renewing her lease and want to add to lawn upkeep that "sprinkler maintenance is tenants responsibility" and "any sprinkler valves problems will be maintained by landlord".

Ummmm.  NO!

for those that recommended Venmo and use it what are the benifits of using Venmo over PayPal if PayPal owns Venmo?   

Thanks for all the input.  

I did some figuring and with me paying the utilities I do pay my profit is a mere $444.00 after all expenses,  yes, Charity as it was put.      When I got into this property, which was my first home purchase and lived in it for some time, I had to get it rented quick so I figured I would include most of the utilities to attract tenants, Mistake!    Come April tenant will be paying all utilities increasing my profit to $3300. per year.    

If Tenant doesn't like it then they will have to find another rental as I am sure I can get it rented pretty quickly in the current rental market.