I have some "annoying" tenants and questions

[Robert T.]

Hello, I am new to the forum but not exactly new to landlording or rental houses. I have been a "part time" landlord for the last 8 years and have 3 rental houses. This started as supplemental income and I've learned many lessons the hard way. I feel I have a good handle on things overall but there is one thing that is annoying me about a current (2.5 year to date) tenant/s.

These tenants, although not totally nightmare tenants, have been a couple of those learning lessons throughout their tenancy. They're generally nice and I haven't had any issues regarding payments until recently. I'll try to lay out my "annoyances" with them and would appreciate any input just to make sure I'm not unreasonable.

1. One thing that really annoys me is today is the 12th and I still have not heard from them saying "hey, we have your check". They have never been late, but, the house they rent is one I remodeled on my farm. So basically when I go there to work on other things (including mowing the yard which I will probably address below), I let them know I'll be in the area and they usually come out and give me the rent check. I feel as if I have conditioned them to believe this is how and when I accept payment, but on the other hand, I know they would never wait for me to announce I'll be in the vicinity to tell me one of their "needs". My issue is, I would never wait for whoever I owe money to ask for it. My payments are always early on my mortgage, insurance, etc. I don't wait for a notice of any kind. It annoys me to think that they think it's ok to wait on me for something that benefits me but they would not wait for me on something that benefits them. I can't stand that type of thinking and I'm not sure how to bring it up without them being dramatic. I don't currently have time for drama between my family, my work, my ongoing projects, etc. And since I'm introverted by nature I don't like my thoughts to include drama from some tenants. I could absolutely go over there right now and ask for it, but I'm of the mindset that I shouldn't have to, and if this type of attitude (both mine and theirs) gets me to the point where I'm just done with them, it may actually help me in the long run instead of over analyzing any benefit of their tenancy. Am I wrong in my thinking that people should prioritize paying their bills regardless of if who you owe them to asks for their money?

2. I mentioned mowing the yard there. When I first started remodeling the house, one of the things I couldn't do on my own was install new windows. I swear NOBODY KNOWS how to cut grass. Every house you see with vinyl siding has chips somewhere in it from people blowing grass towards the house instead of away. This should be common sense, it's not. So with the surprise of how expensive windows would be and going ahead with the install, I made a mental note that I would be the one taking care of mowing the yard to protect my precious expensive windows...

As part of their rental agreement, I included mowing. This was ok for the first year. Plus I planted some nice flowering trees and bushes and didn't want them getting ruined with idiots hitting them with a mower. This last season, I told them that I was going to phase out mowings. My wife and I recently (at the time) had a baby (now one) and we started making plans on building a house on that farm. They were not happy to hear that I would no longer include mowing... although I have never raised the rent or even hinted at that. The guy's response was "will there be an adjustment to the rent"... Now, this is a fairly nice 3 bed 1 bath 1300+ sq ft house with an unfinished (but nice) basement that I rent for $900/month and I would let them use the mower I keep in a barn there. So naturally, I told him no. They both him hawwed and whined for a few days and eventually agreed to do it when I could not get over there to do it. EVERY time they had a problem with the mower. Now, the mower is an old piece of junk that I did get operational...but I can use it for months on end without the issues they had in 5 minutes...  Plus, the market here (middle TN) is HOT. I would be out of my mind to lower the rent on a house like that in a market like this.

Additionally, it looks like we're going to be the ones building our house as it's impossible to get anyone to work around here. So my time is going to be even more limited and I don't need to squander it on mowing a half acre for $900 a month. As such, I am trying to figure out how to remove my obligation to mowing since it's included in the lease. I believe I have to give 30 day notice in writing as they are the type who would find a way to hold me accountable...for mowing... in a market that's in my favor...

3. They have pets. So, I'm sure everyone on here has experienced this...we know you don't allow pets but we have an old dog, can we please keep her? She's nice! But she's old and we really don't want to get rid of her. So you're a nice person and you let them keep the dog. So now, remember the mowing I included in the lease? I run over dog toys, holes that have been dug in the yard, and dog poop when I'm not only mowing but weedeating...

And what did they decided to add as pets? Chickens and ducks. The ducks they kept in the BRAND NEW shower installed when they were ducklings. So when I'm over one day, I see these chickens and ducks (younger) in the yard and they tell me they got them and are keeping them outside but openly admitted to having the ducks in the bath when they first got them. I was shocked and didn't really have any words other than "whatever" and haven't brought it up since. However, and I never thought of this, but the feed and leftover vegetable scraps from their garden they leave for the chickens has attracted a HUGE colony of voles (half mole half mouse). So now, not only do I deal with the dog's damage to the yard, but now the tunnels and stuff from these guys.

4. I want to get rid of the voles. I planted a really nice orchard around the rental house's yard. This is NOT part of their access as stated in the lease and the limits of what they have access to. The house has a fenced yard. My orchard is L-shaped and runs from behind the yard around the side of the yard. I did this deliberately so when the trees mature and we have our house built they will hide the view of the rental house. Well, I don't want these things destroying $1,000's of apple, plum, cherry, and peach trees. So I made traps out of PVC and baited them with vole poison. They need to be refilled so often. Well the woman gets nosey and decides to look in one of the traps to see what poison I'm using (these people are very "natural remedies only") and brings it up to me. I should have been livid and asked what the hell are you doing snooping around my orchard but instead I was worried about a potential lawsuit at the time because she mentioned it could poison her dog or chickens (that I never agreed to in the lease). The guy was worried it may poison the "birds of prey". So I basically squashed it and don't really remember what all was said but it wasn't heated in the least. But now, I'm thinking about it and it's my property, literally...I'm not only the one who owns the property that is not included in the lease but I also bought and planted and have cared for the 100 or so trees in my orchard. On a side note, they have been friendly, no idea how, with a bunch of crows. I hate crows, especially with my fruit trees. So I brought this up and they said they keep the red tailed hawks away (which I like having THEM around) and I said I don't want crows around my orchard and I'm planning on coming over and doing some shooting with my mini 30 and they're fair game...

5. I am over having to think that I need to request permission from them or announce myself to work on my farm (which is defined in the lease as not included in what they have access to) just because I may be visible or within talking/listening distance to them in the yard. My learning lessons I mentioned have me aware of the mistakes I made in allowing them and myself to be conditioned by tolerating things I should not have had to and now it's become the norm. The only reason I don't get rid of them is the (until now) steady rent and the fact that when they're out I do have upgrades/changes I want to make and as busy as I am it will not be a quick turn around. 

So they're not nightmares by any stretch of the imagination, yet, but they are annoying. I know I can get more money and better tenants who won't be as spoiled, but that's going to require work I don't have time for. I'm not sure if my annoyances can be corrected at this point other than by getting rid of the tenants. I don't see them not pushing back on getting rid of the chickens/ducks (which I never authorized), or not complaining about a variety of other things that are of no concern to them and will start "finding problems" as dramatic tenants do and cause more headaches. One thing that is on my side if this were to occur is I only do month to month leases. All I have to do is not renew the lease and hope they leave drama free, and if they don't, I would have the advantage anyway vs. dealing with drama they could provoke while still under tenancy. 

Am I just a jerk and I should keep dealing with them? Or should I test the waters starting with ending mowings and see how that goes? And if they respond with drama, end the lease? I'm caught between keep doing what I'm doing and feel as if I'm under their control and not getting the benefit of being a landlord in respect to only this rental house, dealing with potential drama, or getting rid of them in a hot market but knowing there will be some work and money involved. Any thoughts or experiences similar to this?

Thanks in advance.

[Nathan Gesner]

Quote from @Robert T.:

Hello, I am new to the forum but not exactly new to landlording or rental houses. I have been a "part time" landlord for the last 8 years and have 3 rental houses. This started as supplemental income and I've learned many lessons the hard way. I feel I have a good handle on things overall but there is one thing that is annoying me about a current (2.5 year to date) tenant/s.

Robert, you need to face the truth and admit these are not good renters. I could address each of your issues directly, but there's no point. You shouldn't try to fix these tenants; you should get rid of them and find responsible tenants that abide by the lease.

I see you're in Tennessee. Is it around Silverpoint? I'm looking at decent homes in that area for $1,400. If yours is nice, it could possibly rent for more with a half acre of land included, and a barn, and whatever else you've got. Charge extra for pets, hire a professional landscaper and build that cost into the rent, as well. You should also disclose - in writing - where their property boundaries are and that the adjoining property is yours alone. You don't need to announce permission to go on property that is not rented by them.

You can cut down the vacancy by hiring a professional to knock out the work quickly. If rent is $1,500 a month and it takes you three months to turn around, that's $4,500 in lost income, plus the utilities, plus the upkeep, plus the cost of your time and materials. You'll be better off hiring a professional, getting it done in less than a month, and getting the property rented quickly.

You really need to get them out, reset, and start fresh. Charge market rate and you're more likely to get Tenants that respect the property. When you play Mr. Nice Guy, many tenants will see that as weakness and take advantage of your kindness.