Skip to content
×
Pro Members Get
Full Access!
Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
Advanced networking features
Market and Deal Finder tools
Property analysis calculators
Landlord Command Center
ANNUAL Save 16%
$32.50 /mo
$390 billed annualy
MONTHLY
$39 /mo
billed monthly
7 day free trial. Cancel anytime

Let's keep in touch

Subscribe to our newsletter for timely insights and actionable tips on your real estate journey.

By signing up, you indicate that you agree to the BiggerPockets Terms & Conditions
×
Try Pro Features for Free
Start your 7 day free trial. Pick markets, find deals, analyze and manage properties.
Followed Discussions Followed Categories Followed People Followed Locations
All Forum Categories
All Forum Categories
Followed Discussions
Followed Categories
Followed People
Followed Locations
Market News & Data
General Info
Real Estate Strategies
Landlording & Rental Properties
Real Estate Professionals
Financial, Tax, & Legal
Real Estate Classifieds
Reviews & Feedback

All Forum Posts by: Susan H.

Susan H. has started 27 posts and replied 224 times.

Post: Favorite rental payment method?

Susan H.Posted
  • Investor/Landlord
  • NWA, AR
  • Posts 227
  • Votes 132
Originally posted by @David Sray:

Hello friends!

Thought I'd check in and see what the landlords of the world like to offer in order for their tenants to pay rent? I only have one SFH rental right now, but want to get into more when the deal makes sense. We are super-old skool, and are accepting personal checks (I know!) from our current renter in the mail, which we then deposit with the ole take-a-pic-of-the-check method. I want to offer our tenant an electronic method that doesn't cost too terribly much or is free. Do folks use Dwolla or Paypal?

My current tenants pay by check deposited to an account I set up at my local credit union. It's close to the property, affilitated with the university and my tenants were too (as I am) so it worked well for everyone. With new tenants coming in this summer (likely not affiliated with university) and the credit union moving across town I'm switching to erentpayment and paying the $36/year cost. (If the tenants want to pay via credit card they have to pay that additional processing fee.) And I get the added benefit of tenats thinking I'm nice by paying that fee. <grin>

Hope this is helpful!

Post: appliance fixing issue

Susan H.Posted
  • Investor/Landlord
  • NWA, AR
  • Posts 227
  • Votes 132
Originally posted by @Xijing Zhang:

The new tenants moved in 2 months ago. Two weeks later they complained the microwave was not working, so we replaced a new one. Then by end of first month they said there were problems with clothes washer, refrigerator and garage door. In the meantime, the tenants sent us emails and messages requesting new replacements otherwise would withhold rent to escrow account. But we just got professionals to fix them. At the end of 2 months, they told us the clothes dryer is having noise and being too hot. We are going to hire a vent cleaning company to clean the vent because we think the dryer being too hot should be vent clogging.

My question is can we just leave the dryer as is since it is running and the only problem seems to be just the noise? The tenants told us the dryer sometimes would not dry but I highly doubt it because I think she just want to get a new dryer. FYI, all the appliances were working before they moved in, it is not very likely that so many would break after such a short time.

My question is if we do so, is there any risk for us? As far as I understand, the tenants can only open escrow account from court when landlords ignore the fixing issue for so long. And is a dryer considered as a critical appliance that has to be fixed? Having some noise is something that has to be fixed or not?

Thank you very much for any suggestions.

 Did you/they acknowledge all appliances (and whatever else) were in working order at time they signed the lease? What does your lease say about repairs, replacements? 

Post: Major active duty military landlord issue

Susan H.Posted
  • Investor/Landlord
  • NWA, AR
  • Posts 227
  • Votes 132
Originally posted by @Shawndrika Hardie:

I'm stationed overseas and this tenant from hell stop paying her rent over 7 months ago. This rental is in California. Any advice?

 Are you in a location that allows phone calls back to the states? If yes, have you called the attorney handling in the eviction, and what has he/she/they told you? (And who lined up the attorney--you or the PM?)

If you can't manage a phone call, how about Skype or some other online "real time" interaction tool? I use Skype with many of my deployed military students even though it means I'm often scheduling calls at odd hours. But that's okay; I'm retired military and well remember the challenges of deployments and TDYs.

Do you have a contract with this PM, and do you have access to a copy of that? See what your options are about terminating the business connection.

Post: prospective tenants with a criminal record

Susan H.Posted
  • Investor/Landlord
  • NWA, AR
  • Posts 227
  • Votes 132
Originally posted by @Erela Plotkin:

i have a couple that is interested in renting, but there seems to be a lot of questions marks, both criminal background checks came listed as in review, he just started a new job 2 months ago, she does not work, and the landlord of the last place they rented sold his home and moved out of the country so he cannot be reached to ask him any questions. What should i do?

 I'd pass on this couple as well, but do have a question for you. You said the landlord of the last place rented is out of the country. What about the landlord prior to that? Are you asking for those details in your application? 

I don't have much experience (<5 years) but I've learned via BP that the second-to-most-recent landlord is the one most likely to provide helpful information. The most recent landlord might just want to unload them, so to speak. 

So...how many years' of residence history do you collect?

Post: Renter asked to use her son for the application

Susan H.Posted
  • Investor/Landlord
  • NWA, AR
  • Posts 227
  • Votes 132
Originally posted by @Felipe Ocampo:

@Colleen F. I try not to take things personal. I am here to learn. I asked a few more questions and will try to figure out her situation a little bit better. If she is really trying to con me, then all the questions might scare her off. I am also considering other tenants so if there is someone else that I think will be better I will definitely go with them. 

 There's always the chance she's not comfortable/confident with the app process, particularly if it involves computer submission. My late mother was that way. 

Post: tenant gave notice and an ultimatum

Susan H.Posted
  • Investor/Landlord
  • NWA, AR
  • Posts 227
  • Votes 132
Originally posted by @Matthew Paul:

I got there a bit after 12 today , about half the house was empty . grass is still tall . She wants me to do the walk thru with people moving her stuff out .  I tell her she is not ready the house is not empty or cleaned .  She gets upset and tells me she will have to do the cleaning next week when she is off . " No , your lease is up today , You will have to wait the legal 45 days for your deposit , AND i see you painted some walls , someones crayon art work is all over the door , all the screens are missing , the grass wasnt cut , you wont be getting the full deposit back "   She then tells me that she will get most of it back , 2 gallons of paint is $50 , cutting the grass is 30 . and the screens arent her problem . It wont take you that long . You are a contractor .

Well I have some news for you , I have to hire a painter to re paint , a lawn service to mow , and a handyman to replace the screens , and thats just what I see .  yes I am a contractor , and I am busy on jobs . So I will hire someone to do all this . And deduct from the security deposit . 

She is a bit hot now , her boyfriend tells me " we need 3 estimates " 

Sorry , all I have to do is give you is a copy of the invoice 

Why cant you do the work to save me money ?      Me   ,  " I am saving you money , I am more expensive than the guys I am hiring " 

I will be back at  6 pm to get you to sign the final form and to get the keys , If you are not here to hand me the keys and sign the form , I will have to file for eviction .  

 Matthew, please post an update when you. Best wishes!

Post: My Pet policy (first draft)

Susan H.Posted
  • Investor/Landlord
  • NWA, AR
  • Posts 227
  • Votes 132
Originally posted by @Jonathan G.:

Thanks for all the input: 

see the most recent revision below:

@Michael Noto : exploding head comment is on target.  I agree. too detailed. 

@Greg Cooksey: I was careful not to use the word deposit.  Fee does seem excessive on my current good tenant on a renewal however, I do get this in my property in Tennessee Thanks for the input

@Account Closed: I like it. I will use do some research and use the data when incorporating ideas for new leases.  Thanks. 

Here is the revision: Input, critique, and opinions welcome:

PETS

The current lease does not include pets however, if desired, the lease can be amended to include up to two (2) small pets

Pet/Animal policy:

  • 1.There will be a $250 non-refundable fee for up to 2(two) small pets.
  • 2.An additional monthly $35 charge for each pet (e.g., $35/month for 1 pet, $70/month for 2 pets).
  • 3. Pet/Animal must be house broken prior to entering home.
  • 4.No aggressive breeds, biters, or dogs with a biting history
  • 5.Notification of Pets/Animals in home is required and if present without notification, the Fee and monthly charge are to pre-date back to lease start date.  

 Jonathan, is the property in a location with animal-related ordinances? In my town, for example, all dogs/cats must be on a leash when outside the premises, must be microchipped, licensed, and have proof of vacinnations. 

To all that I'd add spay/neuter requirment, age restriction (saying "house broken isn't enough, and how do you plan to verify that?). What obedience training has the dog had? Do the owners have a regular groomer? Veternarian? When was the animal's most recent checkup?

What about required renter's insurance?

If you want to get a better sense of the prospective tenants' responsibility as pet owner, ask them to submit a pet resume. See, for example, http://www.rentlingo.com/pet-resume for a fill-in-the-blank version that's easy to use. 

Post: Renter asked to use her son for the application

Susan H.Posted
  • Investor/Landlord
  • NWA, AR
  • Posts 227
  • Votes 132
Originally posted by @Felipe Ocampo:

This was her response to some of my questions: "My son likes to have a home to come when on Army leave, vacation, family emergencies etc.; also he wants me to live in and take care of the property due to a work a injury that's recently placed me on temporary disability from the federal government.. However, I am financially capable and would pay the monthly rent due each month and utilities. I will be residing at the property. Currently, he's stationed in Colorado Springs, CO. He will only live here when on leave. The current landlord can provide an account of my tenant payment reference." 

From most of the messages I have received here, I will probably reject her offer. 

 Color me curious: after she told you "I am financially capable and would pay..." did you ask her WHY she wanted her son to complete the application? I feel as though I'm missing something essential here... I wondered if her disability affected her ability to complete the app.

For what it's worth, I can appreciate a prospective tenant informing me about an adult child who might be staying with them at intermittent times. As a retired military member, I know that military leave can be anything from a few days to a month.  Her notification is a courtesy to let you know another adult occupant would be there at times that typically extend beyond the average civilian guest/visitor.

My two cents...

Post: Renter asked to use her son for the application

Susan H.Posted
  • Investor/Landlord
  • NWA, AR
  • Posts 227
  • Votes 132
Originally posted by @Felipe Ocampo:

I just had a potential renter ask me if she could use her son in the application since she is retired. Is letting her son do the application a mistake? Thanks everyone!

 Felipe, I'm very much a newbie at this, so take this comment with that in mind.

This would seem to be a similar scenario to a college student wanting their parent to complete the application. In that circumstance, parent is the guarantor (assuming they qualify, of course) but both parent and college student would be required to complete their own applications.

Have you asked the prospective tenant if her son is 1) intending to occupy residence with her and/or 2) willing to serve as a guarantor?

Post: Late fees & grace period (Arkansas)

Susan H.Posted
  • Investor/Landlord
  • NWA, AR
  • Posts 227
  • Votes 132
Originally posted by @Marcia Maynard:

Timely manner generally means as soon as possible. When I speak with the tenant I say, "We need to collect the rent and late fee now." and/or "If you don't pay, you can't stay." and/or "This isn't working. We need to talk about a move-out plan." 

I don't define "timely manner" in the document, because what I want to do can vary depending on the situation. For example, if a tenant stays in contact with me, is cooperative, has a good track record, and has a legitimate reason for being late, I may give him a little more time to get the rent and late fee to me before I would post a legal notice and proceed to file for eviction. If the tenant is a stinker, then I will act more swiftly and post the legal notice as soon as I'm legally able to do so. Once I post a legal notice which defines a time-line, I follow through with it. Evictions in my jurisdiction take less than a month if I stick to the legal time-line.

 Excellent advice. Thank you very much!