Noise complaints and smoke smell. Help !

[Emmy K.]

Hi BP,

Quick question for multifamily owners.

We have had several tenants in a 4 unit building complain about noise (video games and small children yelling) mainly on the weekends and late at night as well as cigarette smoke smell when neighbors turn heat on. 

I have sent several texts to the tenant everyone is complaining about and talked to the tenant in person and he always says he isn't smoking inside and his volumn isn't high. Of course!

He's a great tenant otherwise and on a lease for another 8 months. The other tenants are great too and we don't want to lose any of them.

Here's the kicker-- he's on our "new" lease which was designed for single family homes and the lease doesn't address smoke or noise---- our MISTAKE !!

We may have another vacancy pop up in building next door-- do we offer this to him?

Any tips or tricks besides UPDATE lease to address above issues?

I really don't think he's smoking in there because I go in when I pick up rent and I don't smell smoke (cigarettes, at least). 

As far as the noise I'm never there for that either. One tenant sent me a text late at night regarding noise and I told them if it was a nusciance they could call the cops. Bad idea? I don't want it to escalate the issue but don't want to ignore it.  

Head phones for tenant and his boys to watch tv/video games!? I already put charcoal bags out to absorb smoke smell and IMO it's gone.

Sorry this is a rambling post, it's been a long day!

Any tips/ tricks appreciated !

[Alex Franks]

I hate to say it ,I would have one meeting. With every one, its like having kids when you self manage. Explain this  is the way it needs to be , and the way it going to be. This is one time free pass,next time police handle.  I was managing 150 homes a few years back. As well as running 56 guys on construction.

My breaking point was when I had to have a meeting with tenants, and  employees. I had to explain I was not their Mother , Father ,Banker, Lawyer ,  or shrink. The problems either stopped, or they all were leaving. Now I  am just ranting sorry, but you got  to control the tenants. Not the other way around . 

Alex