All Forum Posts by: Tracy Minick

There is no reason why this information should not be posted to your portal. Often owners need these documents to be able to apply for a loan, a refinance or the like. I would contact the designated broker of the PM firm and request the lease be made available immediately. They don't comply I would review your contract and prepare to make a change.

I love the keyless entry.

What I don't love:

1. if you don't have wifi at your property (ie: not a short term or vacation rental) you likely don't have wifi access to control it.

2. If you are using battery powered you have to change codes often (one code for showing - should be deleted after showing season, one code for tenant that needs to be changed after each tenant) and you need to replace the batteries every time it goes vacant so that you don't end up with a tenant dead battery and a tenant locked out. I also like the battery powered lock boxes with a hard key option (just in case)

As property manager we have the right and the physical and electronic safety guards to capture their SS number if they have one (this required an on site visit to our office to verify that each computer was password protected, that we had locking file cabinets etc). Social security number is the key to collections (it allows collection agencies to determine where the individual is working and or if working).

If you opt to not collect or cannot collect SS# I would suggest the following:

1. Photo ID

2. Copy of most recent (1 month) paystubs - if they maintain the same job at least you would know where the collection agency could start.

3. An "in case of emergency" contact and their relationship to them (can't be a current resident in the rental)

4. DOB (on photo ID)

**I would highly recommend using a tenant screening service so that you have a full application and ability to provide details to a collection agency.

You are most welcome.

I suggest sending the notice, including the details of the lease stating what their responsibilities are. Given them the official notice to cure the landscaping and the fines. If they do not comply per the notice take the next step allowed by your lease. Have the landscaping performed (pay the bill) and update your tenant ledger to reflect the charge. Follow the rules as allowed by your lease and let those actions drive you to the next logical step. 

Might be worth simply waiting for current tenants to vacate.

Also, in Washington you do have to provide 48 hour notice and if you can get a response to your request for the tour, that is sufficient. If you don't get a response then you should proceed as if they did not receive notice. If you want to provide proper notice (ie: you don't get a response from a txt) that proper notice in Washington state requires that a notice be "served" Guidelines here: (also keep in mind that date of service is day zero)

How to serve a notice
1. Complete the notice form listing all adult occupants on the “Resident(s)” line and make at least one copy of the notice for each adult occupant,
and one additional copy for “all other occupants”.
2. Go to the Premises, knock on the door/ring the doorbell and wait.
a) If all adult occupants are home/available, place a copy into the palm of each adult occupant’s hands, and leave one additional copy for
any other occupants, OR
b) If a person of suitable age and discretion is home/available, place enough copies for every adult occupant in their hand AND mail to each
of the adult occupants, plus one more copy to “All Other Occupants”. OR
c) If no one of suitable age and discretion answers, post the open notice conspicuously on or near the front door AND mail to each of the
adult occupants plus one more copy to “All Other Occupants”.
3. The person who served the notice must complete the Declaration of Service form as follows:
a) Indicate the date the notice was served
b) Indicate the type of notice served
c) Indicate the manner of service
d) Sign and date the declaration
e) Indicate the place (city) the declaration is signed
4. Retain the Declaration of Service with a copy of the notice as proof of service of any notice served.
Mailing requirements
• Mailing alone is NEVER sufficient. While not required under service step 2 (a) above, it is recommended.
• Mailed copies must be mailed from the county in which the rental property is located.
• Only regular first-class mail meets the legal requirement for “mailing”. For proof of mailing, you can request a receipt, or “certificate of mailing”
from the post office. Certified mail and/or additional service methods may be required in addition to the above by the terms of your lease.

When we offer lease extensions and the tenant decides to go m2m we include a premium of $50-$100. 

I would suggest with property management that you only need to monitor your owner portal. You should be able to view all income, expenses and the like. PM's will use the portal to provide you with up to date communication, monthly and annual accounting, tax reporting and detailed annual reports.  @Tom Server made a great point:  confirm their services (ie: are they paying your taxes and home insurance). PM should set up owner authorization so that when a unit is vacant that utility bills go to the PM to pay. Congratulations on becoming a card carrying member of the landlord community.

In my state if the tenant does not show we are awarded the eviction and can place judgement. I am not sure about Tennessee, but I am hopeful that their absence makes it clear that you are in fact the winner!  May the odds ever be in your favor.

Tenants are like children. You have to set the expectation and the consequence. At present time you do NOT have a fully executed document/lease. I would retract the document (hopefully you are using an e-sign technology to make it simpler) and create a month to month lease option with $x increase. Attaching a premium to a month to month contract will either motivate them to sign the original or the m2m at new rate goes into effect. At present time you essentially have a m2m lease without the financial bonus.