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All Forum Posts by: Silvio Brigliadoro

Silvio Brigliadoro has started 0 posts and replied 85 times.

@Dale Lotts, I'm not sure I can post a link here, but what I have is pretty simple, our listings and VM directs prospects to go to our website and fill out our "Showing Request"; the website has a Showing Request button, when they click on it it will first show the rental criteria, then a form. Like someone suggested google forms might be a good choice, JotForm is another good one, I now use PODIO as you can customize to also serve as a basic CRM and tracking for the many daily requests we get.  

I figured the ones that are unable or unwilling to follow my simple directions to read my rental criteria and fill out a simple form, will probably not make good candidates as they will likely not follow my rental rules or agreement; so that is another way to filter-out the bad apples. 

This has been working great for me for some time now, our "Online Showing Request" form first shows the "minimal qualifications" followed by a few questions, this very quickly allows me to focus on the prospects I should talk to and avoid the ones I shouldn't be talking to. 

Originally posted by @Wesley Kuo:

Now I am looking at ways to make this tenant pay on time using incentives or punishments. I don't fancy serving 3 day notice every month.

Wesley,

In my opinion, the best incentive to have your tenant pay on time is for you to enforce the rental agreement, quickly. If December's rent is not paid by the end of business day on the 1st, serve the 3 day on the 2nd. AND charge him a fee for preparing and serving this notice, make sure the late fee is also added after the 5th. Another way to "cure" this issue is to do rent increases until he leaves, I prefer this over terminating a rental agreement... Good luck!

@David StoneSome ideas.. I would ask utility if they can send you, the property owner at a different address, the utility bill if it ever becomes delinquent. You could call to check the balance every 3 to 6 months or just add it to the rent and pay it directly. Upon move out, I would call unities before refunding deposit..

Post: Non Paying Tenant in CA

Silvio BrigliadoroPosted
  • Riverside, CA
  • Posts 92
  • Votes 28
Originally posted by @Brandon Pearsons:

Hello, 

I checked my rental account today and it looks like he put in $700 of the Month $965 rent for the month of Jan. 

I want to remain on good terms with the tenant and not blow my cool because I dont want them to cause more interior costs... 

You can be polite AND enforce the rules. The disadvantage here might be that he has been getting away with this for some time, it will be more difficult to "re train" your tenant at this point...  

I also know I should probably file a 3 day pay or quit notice... What is the proper way to do this? 

You will have a problem... the 3 day notice must reflect the exact unpaid rent balance, if you serve this notice and later deposits $1 in your bank account, your notice is void and you would have to serve new notice.

Depending what your lease/contract says you might be able to close this bank account, then serve the 3 day notice. The issue here is that it could be argued that you have changed the terms of the lease/contract without proper notice...

Chase offers ACH / EFT electronic in CA for $25 per month plus $0.50 per transaction,  no charge for the first 25. You initiate the transaction,  not the tenant. 

Allowing tenants to make rent payments directly to your bank account is great, but what will you do when they fail to pay the rent on time? 

In California I serve the tenant a 3 day notice to pay the rent or quit, the notice must include the exact amount of the unpaid rent; after 3 days I can choose to file an unlawful detainer and eventually get them evicted. If the tenant has free access to my bank account and is resourceful, they can deposit $1 into that account making my notice unusable to file the UD; I would have to once again serve another notice with the adjusted balance and repeat if they pull that again...         

Post: Month to Month

Silvio BrigliadoroPosted
  • Riverside, CA
  • Posts 92
  • Votes 28
Originally posted by @Christopher R.:

She is an "inherited tenant". She came with the property that I just bought. I am not sure if the previous property management company did a good job with screening.

Its very likely that the previous owner lacked management skills and did not train this tenant properly.  I would try to get her "on board" by acting quickly on enforcing rules and collections. I prefer tenants that pay the rent on time, train them once or twice when they don't, rather than a management-intensive operation going after late fees... 

Post: Month to Month

Silvio BrigliadoroPosted
  • Riverside, CA
  • Posts 92
  • Votes 28
Originally posted by @Christopher R.:

It seems one of my tenants is always late with her payments. She does end up paying the late fees. And in the end, she also does end up paying the whole month's rent eventually. She has been a tenant since 2012 and she is currently month to month.

I'm still trying to decide what to do with her but if I wanted to call it quits with her, do I actually need to evict her or can I just give her a 30 day notice?

I would first strictly enforce the rules for 2-3 months, serving 3 day notice to pay or quit on the 2nd of the month; if that does not work, I would then serve a 30 day notice to increase the rent, every 1-2 months until she leaves on her own... 

Post: How would you handle this?

Silvio BrigliadoroPosted
  • Riverside, CA
  • Posts 92
  • Votes 28

If these were my tenants and I had them on a rental agreement and If the location of the property can bring better quality tenants I would tell them I am sorry this was a mistake and it will not work out. I will then serve a 30 day notice terminating the tenancy. The piece of mind this will give me far exceeds the potential loss of rents in my world.