Remember to have a spine

[Jonathan Holmes]

Firstly, let me say though I have been investing for a handful of years I have only been an active landlord for a the last three. 

I find myself now reaching the point when I have begun to experience some of the staples of landlord existence. Repairs, turnovers and today I found my first lease violation. For some back story I currently am house hacking a duplex with and FHA loan which allows me to keep a close eye next door. I also have recently decide to use the BP lease and after spending time going over it, in my opinion its great option for new landlords and bargain on top of that.

This morning while leaving my property I notice some cigarette butts outside the rentals garage. The lease says no smoking on the premises. The whole drive to work I was debating this and trying to decide what to do. There were smokers in both units when I purchased the property and I well remember the time and effort it took to clean and repair the smoke damage. As I drove I thought of every reason I could not to call the tenant even at one point thinking maybe a text will do. However, as this was a new tenant and the behavior is not acceptable I knew that I needed them to hear my voice and be put on the spot. I thought about all the post on BP and wisdom handed out by people who have done this longer than I have and I had firmly decided despite my desire to not be a "jerk landlord" I had to protect my property and confront this tenant. 

I called and after getting a hold of the tenant I reminded her of our no smoking policy which she was agreeable to. I then reminded her of the conversation we had prior to lease signing in which she stated neither her nor her boyfriend smoked. At this point she cut in and said her boyfriend had quit smoking prior to the move in but otherwise there was no smoking. I then told her her about the cigarette butts I found and she stated  "I am going to kick his ***." As much as I hate to sic a mans significant other on him in this particular case I feel there is a good chance he will get in line and everything will be golden. If not I know my next step will be a cure or quit notice and then and eviction after that if need be. 

I wanted to put this out there for the new people even though it will likely be a minor situation. Remember the lessons from the BP community. Keep an eye on your property, protect your investments, train your tenants and in my opinion rule number one remember to have a spine.