All Forum Posts by: Jennifer T.

Has she not paid March yet?  Because, however, you slice it, she should have already paid March.  If she didn't, a Pay or Quit notice should have already been put on her door.

If not, put one on her door now.  She's basically already chosen the "Quit" option.  Check your own local laws, but that may then give you standing to show she chose "Quit".  I would then rekey, fix what needs to be fixed, and market the unit.

I would also get in touch with her and let her know I'll be marketing the unit, since she has moved out and that is to both our advantages.  Point out again that she is responsible for the rent until the end of April or the unit gets re-rented.  Whichever comes first.  I wouldn't be that worried about the key at this point, unless you get it re-rented.  At that point, I'd let her know she either needs to return the keys or I will take the re-keying out of her security deposit.  Unless you re-key between tenants anyway (I do).  Then I'd let it go.

I don't necessarily think that makes them difficult tenants.  But don't buy the duplex without seeing inside.  Also keep in mind that, if you make an offer, it's a good idea to have a home inspector look at the property also.  So that is someone else who would need access.  Financing?  Then an appraiser would need access also.

And all of this should be the SELLER's problem!  Is there a reason they can't simply put a 24-hour notice (or whatever notice is required) on the door that a showing will be occurring on X date at Y time?  Then they or their agent meet you at the property with a key to open the doors?

Unless the daughter is 18 or older and also signed the lease, I wouldn't even respond to her.  I'd get in touch with the adult tenant, reference the video, and ask if a window had been broken.

Arrange for the repair however you normally do.  If needed, I'd pay for the repair up front for something like that to make sure it gets done swiftly.  But I'd also put the tenant on notice that they're ultimately responsible for that cost.  Assuming they were at fault, but that is usually the case with a broken window.  Especially with the shards of glass being on the outside ;).  Like a clue out of a crime drama that the glass was broken from inside the home, lol.

This is also what I think about the situation.  I understand the initial understanding was that the son was moving out fairly quickly and that you (Bill) was going to stay living there.  However, I assume the landlord only meant you wouldn't have to pay the rent for that one month.  Because that is what would have been reasonable.  Some would even say generous.

Once a few weeks had gone by and the son is obviously not moving out or at least not doing it quickly, then that should have been another discussion.  Something like "Either the son is out by X date or I need to move for my own safety."  However, it doesn't make sense to talk about how unsafe you felt and that's why you didn't pay rent, when your actions were that you stayed living there for four months.

I know this was a bad situation for you!  In a perfect world, it sounds like you would have been happiest to stay living there and paying your rent, if it had been a safe environment.  I'm just pointing out that withholding rent for four months isn't a fair answer either.  I'd suggest speaking to your landlord and try to work something out.

After switching my insurance carrier for my personal home (for cost savings), apparently my dog...who I disclosed on the application and answered multiple questions about...was in the yard when the inspector passed by.  The gate was locked so the inspector only would have been at the front.  Knowing my dog, she probably ran up to the gate, stood on her hind legs, wagged her tail.  Pretty much begging to be petted.

I got inquiries from the insurance company where they basically asked me all the questions I'd already answered about her.  I assumed the matter was dropped.  Then, the next year as my insurance was coming up for renewal, I got the renewal information.  But with a special letter about a "change" they were making to my policy.  It no longer covered any damages (medical/otherwise/etc.) related to a dog bite/attack.  This is the "vicious 20 lb. monster" they were apparently concerned about:

The other option is to just get signed estoppel agreements.  I bought two duplexes last year from a seller who had obviously long ago stopped caring about his rentals.  He claimed he didn't have leases anymore or even sets of keys for any of the units!!!!  It was so unreal.

No worries.  I had each tenant, then him, sign an estoppel agreement based on what he said the rent and security deposits were.  As well as that the units were month-to-month.  I also added into the PA that he would be responsible for any additional fees that either my inspector or my appraiser had if they had to make a second (or more) trips to access all the units.  And, yes, the seller did get stuck paying extra fees twice!  Bet he was sorry then he'd been too lazy and/or disorganized to keep sets of keys.

True.  One of his tenants had been there for over 20 years and one of them for over 10 years.  But one of the sets of tenants had only been there for one year and they produced their lease.  Normally I try not to side-eye how other people run their businesses.  But for this I can't help it, lol, because it's pretty sad when a tenant has the executed copy of the lease, but the owner doesn't. 

Me:  Can I rent your place?  I have one dog, but she IS fully grown and under 30 lbs.  However, I also have a 5' alligator.  But she's an emotional support alligator.  I have all my paperwork.

You:  What service does your alligator provide?

Me:  She eats people who cause me anxiety.

I'm curious why you originally lowered the rent to $400/month?  When they were already in a sweetheart deal with the aunt for $500/month.

If you haven't already, look up the landlord/tenant laws where this property is located.  Post the appropriate Pay or Quit notice on the door and/or send by certified mail.

This is me, because I have few enough rental properties I can sometimes give a more personal touch.  But I would even give this tenant a heads up that it is coming, because sometimes people can get freaked out.  With words that are something like "...I know you said you will be paying the rent by Sunday.  And, if you do, that complies with the Notice and it will be moot.  But I'm sure you understand that I also need to protect myself, just in case the rent doesn't get paid."

Now that you have gotten into "buy and hold" REI, you will quickly discover that you can't count on what people say. Only what they do.

You have already been exceedingly generous with these people.  They've had ample notice to either find another place to live or face paying $900/month.  They CHOSE to stay.  You have even been charging less rent than the aunt was!  If they'd saved that extra hundred for the last 4 months, plus the $400 they were already paying, they'd almost have all the rent for March already.  But it's a good guess they didn't think that far ahead and didn't do that.

All of that is their choices and their problem.  Don't make it yours.  I know it's easier said than done, but you need to harden your heart when it comes to tenants or they will walk all over you.  It is also not usually reciprocal.

In my early years, I thought the best of people.  I was flexible and would give tenants chance after chance.  Then would finally get to the end of my rope.  They'd leave and could care less they were leaving me holding the bag for their unpaid rent and damages.  Plus usually a filthy house.  Because, even though it's free to clean, people don't bother when they know they aren't getting their security deposit back. 

Oh, that reminds me of another one!  Not spiders, but flies.  She's complained about those a few times in the 3 years she's lived in this property, though I at least don't think it's a constant problem.

But flies fly.  Hence their name.  They can come from anywhere and I don't know what she thinks I can do about them.  I've given her advice on common attractants in a home and free/low cost traps and detractions.  But I do have a pest control clause in my lease and flies are her problem.  Overall, she does keep a pretty tidy house, but also has a child who may/may not pick up leftover food and drinks as well as he should.  Plus, I don't see an issue with flies around the property or in the other unit (it's a duplex). 

I had a tenant upset because her hot water heater wasn't working.  I assumed maybe the pilot light had gone out on it.  Then she adds in that her heater isn't working either.  Hmmm...interesting.  Those are the only two things in her house that run on gas.  I asked her if her electricity is working (gas is on the electric bill) and she says it is.  So I assumed her bill was current and my husband and I went out there to check out what was going on.

I assumed wrong, lol.  Her gas meter was gone, due to non-payment (she pays her own utilities).  While it was really annoying to waste our time like that, I was glad it was nothing we had to deal with.  Yeah, if you want hot water and heat, you need to pay your bills.  Just sayin'.