How to protect yourself in this business of landlording.

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#1. Put everything in writing, no matter how silly it may seem, put everything that happens in writing.

• When a tenant called office regarding any matter, I sent them a letter the next day. Dear……. Thank you for calling my office yesterday, January 7, 2015, regarding your rent being late. Per our telephone conversation I told you that I understand, but per your lease agreement, your rent was due on January 1st, and if not receive in my office by the 10th, per the 7 Day Notice to Quit I sent, I will have no choice but to file for eviction in a court of law. And then I end it sincerely, blah blah blah .
• If they call regarding them thanking me for something, I write them a letter. Dear…Thank you very much for your kind words, blah blah blah.

You may think it sounds silly to send a letter acknowledging every little thing, but even a small thing like acknowledging a “Thank You’ holds up in court. A Judge sees that you did something nice for your tenant that they even called to thank you, so you couldn’t be that slumlord they are claiming you are if you go to court for some reason. Everything is important…SOME DAY!

#2  Vonage Phone is another life saver. Vonage Phone is an Internet Phone. It keeps track of every phone call you receive, records all voice message anyone leaves on your phone. Gives the date of the call, the time of the call and how long it lasted. It also keeps track of the calls you place, the time, the date, the phone number, and how long.

When a tenant calls to complain about a repair, it will be recorded. When you call them back, it will be recorded, the date, not the phone call. The phone call is recorded if they leave a voice mail. But you have a date and time tracking system, showing the courts that you did call them back and how long the call was or. Or, it will keep track of whether or not that tenant actually called you.

#3  Stamps.com is another life saver. It does the same thing as Vonage Phone, but it keeps track of when you mail a letter. The time, the date, so you have a record of when you sent that notice to quit, that letter to the tenant, that security deposit, etc.

If you implement letter writing, you won’t believe how much this will help you avoid having to go to court.

When a tenant violates a lease agreement, you send them a letter, with a copy of the paragraph in their lease agreement showing the violation.

When a tenant thinks they paid you more of a Security Deposit then they did, you make a copy of the Receipt for the Security Deposit and send it to them.

Always have copies, photo of the house before they rented, and keep a record of everything, and when a tenant FORGETS, remind them with a letter. Dear……..blah blah blah.

Nancy Neville