All Forum Posts by: Wade Garrett

@Shawn Ackerman 

She hasn't signed the lease, but the law is that she is subject to it effective Nov 1 or move out. 

If she moves out, the decision is made for me. If she stays, it is a favorable lease for me. 

But one thing all landlords know is that you can't physically force someone to pay on time. So if they're late and willing to pay the late fee, all I can do is file for eviction.... every freaking month. 

I'm looking for a coercive way to tell her not to screw around paying late again. 

I inherited a pain in the arse tenant on a fourplex. She was late for rent in Sept, so I filed for eviction. I just received Sept and Oct payment yesterday (10/15). I previously offered her a m2m effective Nov 1 with favorable terms to me. 

I would prefer to keep the place occupied through the holiday months, but I can't have someone paying rent this late again. There is a late fee, which she paid. But I don't want to deal with this horsesh--t again. 

How would you guys recommend I handle her going forward? 

Thanks.

I closed. A lease was already in place from the previous owner. Waited a month. Sent a renewal lease offer to her (unsigned by me) for maximum flexibility. 

Her specific lease needed 60 days notice, so I abided by that. But learn from my mistakes.... I politely called back in late August and told her a new lease was coming effective Nov 1. She hasn't paid rent since, nor did she sign the renewal lease. I am in the process of evicting her. 

But definitely give at least a month to get your bearings straight. A couple hundred bucks is a small price to pay to have a better understanding of the tenant you've inherited. 

@Rikako W. I just had a similar experience, also in Northern NJ. First off, congratulations. 

Second, I inherited a tenant paying ~ $300 below market rent. Personally I waited a month before notifying her of the rent increase. I wanted to get the property running as I wished, and wanted to observe the tenants' behavior before I committed to them. Ultimately I gave notice the next month of a $150/mo increase and only offered a m2m. You don't know these people, so be conservative with them and keep them on a short leash until they can prove they are worthy of a one year lease. (I am currently in the process of evicting her now, fwiw. So don't give them your trust until they earn it). 

Thanks @Deanna McCormick, @Joel W., and @Michelle C.

I spoke to her yesterday. She claims that she sent the check for Sept in the mail Oct 3, and the rent for October on Oct 10 (due date). I still don't have either, so I will hold my position of eviction (court set Oct 27) until I actually have all the money I am owed. I believe, however, that she is likely to pay up. 

The lease I offered her back in August is effective Nov 1, increased rent, and completely on my terms. Best case scenario for me is: (1) she pays in full, which I expect to happen, (2) she renews at a favorable rent and favorable terms with me, which is her only option if she stays in the building and (3) starts behaving properly. I will have a talk with her and tell her I will not renew her m2m if she is late like this again. 

Update. She paid August rent fine. Then nothing in September. I have filed for eviction, which is taking a while to work through the system. Court appearance late October. 

I offered her a renewal M2M last month effective Nov 1,  (before she stopped paying rent) and she wants to stay in the apartment. I want September, October rent and the water bill that I front (as part of rental agreement). The only way I see that happening is if she stays. Total of $2,100.

I imagine that she will pay once she realizes that she has no chance of winning in court. And once she pays, then it is just she and I on my new lease. Am I nuts for giving this woman a chance in November (after she pays up)?

Greg S. , i have seen you mention that you only like to out tenants on M2M's because it gives you the landlord greater control. Do you mind explaining further? I would think an M2M would leave you with constant uncertainty about the coming months, and little more security over payments than a year long lease would.

I've got a tenant on a month to month right now. I offered a new M2M effective November 1 back in August. She still has not signed and returned it. I prefer she moves out. 

Do I need to provide further notification that she needs to vacate by October 31?

I'm not doing cash for keys on principle. Never will.

@Thomas S.

Thanks guys. 

As an extra laugh, I told her I was going to evict her for not paying September rent. She says, "You can't do that. You have to wait three months of me not paying rent to evict."

"Oh, ok. Thanks."