All Forum Posts by: Account Closed

@Kaybreh Mathis

Since it isn't in the lease I would treat the unit at your own expense.  Depending on the remaining lease term, maybe add a Lease Addendum to add a pest clause (it would have to be mutually agreed to by you and the tenants) or wait and add the clause to all future leases, including renewals.  Again, check with your state tenant-landlord laws to make sure you are not violating anything regarding the pest control.

For reference; here is the clause in my lease, which you'll need to change for your location:

PEST NOTICE: TENANT understands that various pest, rodent and insect species (collectively, “pests”) exist in Southern Nevada. Pests may include, but are not limited to, scorpions (approximately 23 species, including bark scorpions), spiders (including black widow and brown recluse), bees, snakes, ants, termites, rats, mice and pigeons. The existence of pests may vary by season and location. Within thirty (30) days of occupancy, if the Premises has pests, LANDLORD, at TENANT’s written request, will arrange for and pay for the initial pest control spraying. TENANT agrees to pay for the monthly pest control spraying fees. For more information on pests and pest control providers, TENANT should contact the State of Nevada Division of Agriculture.

Various bugs, insects (pests) exist everywhere.  To follow the message from @Jill F., what does the lease say about it?  My leases contains a clause that within thirty (30) days of occupancy, if the premises has pests the landlord will arrange for and pay for the initial pest control spraying and the tenant agrees to pay for the ongoing monthly pest control spraying fees.  Landlords cannot control how clean a tenant lives.  The first thirty days treatment provides a clean, pest free, home for the tenants and it is their responsibility to maintain the premises, including pest control. If the property has pests when the tenant moves out, the treatment expense is deducted from their security deposit.

Granted, if this is a multi-unit it is difficult to pinpoint which unit is the cause of drawing in the pests.  In this situation I would protect my property and have all the units treated. If you find re-occurrences in a particular unit then you can address that one-on-one with the respective tenant.

Finally, it is prudent for me to add that you always check your state tenant-landlord laws and make sure you abide by them accordingly. 

@Bill Schrimpf

A foreclosure on any rented property isn't helpful to the tenants.  All tenants do have foreclosure legal protection under Nevada State NRS 40.255.

First, this is a temporary ordinance that is "effective immediately and sunsets at the end of the year" - a few months out.

Also, did you read the supplemental "Source of Income" - Housing Discrimination Ordinance?  There is a "does not apply section," where one bulleted item states "Shall not apply where a person owns and makes available for renting, sub-renting, leasing, or subleasing only a single unit, . . ."  Single family homes are a single unit.

This really isn't a big issue and it is trying to support and protect those affected by COVID.  Besides, Property Managers and Landlords should consider working with current tenants.  If a good tenant lost their job due to COVID and couldn't pay rent for a few months, is it worth the cost and effort to evict them in September only to get applicants that are recovering from the same problem?  If you are looking for a tenant for a vacant property, how can someone prove steady employment income over the last two years with the current pandemic? 

During these times we need to have some empathy and we may need to do a little more work in vetting our tenants.  The pandemic has affected all of us, some more than others, and we all need to work together so we all come out of this as unscathed as possible. 

Hello @Jay Eubank,

I would have liked to join your Zoom meeting on Aug 29th but unfortunately I have another obligation at that time.  I am a local Realtor® and professional property manager and am looking to increase my network as well.  My apologies that I will miss it.  

One way to avoid the expense of having the separate water meter installed is to add a water expense to the lease.  This can be done by either a set monthly rate, in addition to the periodic rent, or split the monthly water bill between the units by half or prorated by square footage, if different sized units, and add the charges to each unit's respective account.

First I would consult your state tenant-landlord laws to make sure your decisions and actions fall within the law.

Typically, all repair expenses, in respect to the property management company and the contractors, are the liability of the property owner.  If it is discovered the damages are the caused by the direct actions of the tenant, or the tenant's occupants or guests, the repair expense belongs to the tenant and is added to their account for payment, in addition to the rent, and should be outlined as such in the lease. If it is outlined in the lease and the tenant is occupying the premises, doesn't pay the repair expense, then you may consider eviction for violating that portion of the lease.

If the tenant has vacated and doesn't pay the repair expenses, it can be taken out of their security deposit.  If the security deposit does not cover all remaining expenses, then the property owner will have to take action in court against the tenant.  The property management company, if capable, may be able to assist but it's probably prudent to use your attorney.

You mentioned the tenant is Section 8.  I would also check with the state department and see what assistance, if any, the state provides to the landlord for damages caused by the tenant. 

Hello @Ryan Huffman,

Tenants moving out without giving a notice is not uncommon.  You didn't mention whether or not they broke their lease or just left at the end of it.  Either way, hopefully their security deposit was retained to help cover expenses. 

I agree with @Karl B. and @Mike Mocek that you are getting price gouged, specifically on the light bulb replacement.  $4k doesn't just sound like a lot to get the property rent ready - it is a lot.  The tenants that moved out must have seriously damaged the place.  If the repair costs are the result of the tenant's actions, you could take them to small claims court to recover your damages.  Depending on the severity of the damage, your home owner's Landlord insurance policy may cover the repair expenses, less any deductibles.  If you don't have the proper insurance, call your insurance rep and get the proper coverage for protection moving forward.

I would also check the quoted list and confirm whether or not each quoted item is necessary; for example, I don't paint the interior every time a tenant moves out.  Not all property management companies understand some things aren't preventative maintenance and can be held over, and/or they don't know how to make skilled, educated decisions on the financial, economic, impact on your property. They just make a repair list with figures and no guidance as to the necessity of the repairs.

You mentioned this is your first tenant-turn over experience, which leaves me to assume it's also your first experience with your property management company.  Not all property management companies are the same.  I find property management companies whose staff also have financial backgrounds make better decisions and suggestions to real estate portfolios.

There are benefits and drawbacks, both financial and social, to renting out a room in your home.  Only you can make the decisions as to what is best for you. As @JD Martin mentioned, you should "carefully consider the person".  You could make a new best friend, live in a nightmare, or somewhere in between.

It is important to look into your state's tenant-landlord laws.   Granted, yes - it is your home, but typically even renting out a room the tenant has rights.  You may need to go through the eviction process to get the person out of your home, if things go bad.  If you change the locks and kick them out without following the legal processes, you could find yourself in a counter-suit for damages as a result.

Before taking action you should get very familiar with your state's tenant-landlord laws.  The last thing you want is to find out you did something outside the law. Some states have a limit, cap, as to how much you can charge for deposits. Nevada state's limit is 3 times the monthly rent, which includes the combined total of security deposits, cleaning deposits, pet deposits, etc.

In Las Vegas, is it also common for the landlord to maintain/pay the sewer and trash utilities and charge tenants a $30-$40 monthly fee, in addition to the rent, to cover the expenses.  Here, the sewer and trash services are never shut off and they put a lien against the property when the bill is past due. Just be sure to add the charge separately in the lease.

It's pretty difficult, some would say impossible, to be prepared for all possible scenarios regarding tenants.  Time and experience will help you gain more insight as to what course of actions best suit your needs.  During this pandemic, all landlords are having new experiences with their tenants.  Hopefully the experiences, with their resolutions, will be shared here on BiggerPockets for all to learn.

You are correct in that you can take the tenant's past due utility bill out of the deposit. I've had to do it a couple of times, not enough to concern me.  If you find yourself in this situation with multiple tenants, you may consider increasing the security deposit.   Otherwise, a couple times, and the security deposit covered the expenses, I wouldn't worry about it.