Inherited tenants not responding to my emails/text/calls

[Leon Lee]

Hi, BPers

I recently closed on a fourplex in a C- area. All my previous rentals are SFH or condos and this is the first time for me to own/manage small MF. After the closing, I sent emails to tenants setting up new ways to pay rents online. Previously, they just dropped the checks at a local management office, while I am not local.

After my emails to four tenants, no one was responding. So I texted them a day or two later, but only one replied telling me she didn't get the email. After I re-sent and asked her to confirm whether she received emails, no responses anymore. I tried to call all of them, but one hung up immediately after knowing I am the new owner and the other three never even picked up the phone calls. 

This is new to me, as all my other tenants (in SFH and Condos) are always very polite to me and our communications were smooth and effective. I used to hear from a BP episode in which the guests saying something like "I don't know what happened to those people who live in apartments compared to those living in SFH, but their mentality is different". Now, I seem to have just tasted a little :).

I don't understand why these tenants hate their landlords so much, by hanging up immediately on them. I always try to give orientations to my past tenants that I am helping them by providing a comfortable/affordable living space and they help me on the mortgages, so that we are creating win-win situations.  

My question is: for you experienced MF owners, what would you do when this happened to you? Will you drive to the apartment and knock on the door? Is this more of an issue related to "inherited tenants" or to "tenants living in apartments" in general? 

Many thanks in advance!

Lee

[Dan Maciejewski]

@Leon Lee
Initial contact should be in-person with the notice of transfer of ownership, your contact info, and the instructions how to pay going forward.  It should also include an initial inspection notice, especially if you haven't walked through recently.  That should be handed to them, and mailed.  If they aren't home, post it to the door and take a picture.  

I am not a lawyer or in GA, so look up the specifics and see if you can find a form for your state, or at least a blank to use as a guide.  Here's a quick overview:  https://www.dummies.com/person...

Our last property, we actually had a tenant have her boyfriend (not on the lease) answer the door and lie about her being at home.  We made him call her and hand us the phone so we could talk to her.  She was hiding in the bathroom.  They were being non-renewed for a myriad of reasons (non-payment, dog feces so deep it was damaging the concrete floor, etc. .  .)  Good times!

Multi-family tenants can be a little different from SFR tenants, but it's more of an issue of what the last owner allowed. Most seasoned landlords prefer vacant properties for that reason. Or a discount for handling the previous owner's problems! They aren't selling because they are making a ton of money with great tenants, after all!