Turn Key Nightmare in Evansville

[Greg Snell]

Hi all, I purchased a turnkey property in Evansville Indiana at the end of last year. It took a few months to find a renter and said renter has every month not paid on time and finds excuses, every month is late. Now that they are required to pay with certified funds they do not respond about payment and are still late. At what point should I start the eviction process, should I try to work with them and find renters assistance programs or is it a lost cause. Just wondering if I should bite the bullet and start the eviction process, I have never gone through that before and am a little nervous about it. 

[Nathan Gesner]

Quote from @Greg Snell:

You have a bad PM. How do I know?

1. You are asking questions on BP because your PM hasn't answered them to your satisfaction. 
2. You're nervous about eviction even though your PM should have the experience and knowledge to handle this for you.
3. It took a few months to find a renter.
4. Renter has not paid on time every month, yet your PM allows it to continue.

I'm sure there's more. A professional PM would be leading the way on this, guiding you through the process, and nipping problems in the bud. I recommend you focus on getting rid of this renter but simultaneously start looking for a good PM.

Remember: cheaper doesn't mean you'll make more money.

Start by going to www.narpm.org to search their directory of managers. These are professionals with additional training and a stricter code of ethics. It's no guarantee but it's a good place to start. You can also search Google and read reviews. Regardless of how you find them, try to interview at least three managers.

1. Ask how many units they manage and how much experience they have. If it's a larger organization, feel free to inquire about their staff qualifications.

2. Review their management agreement. Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.

3. Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers. It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees. Fees should be clearly stated in writing, easy to understand, and justifiable. Common fees will include a set-up fee, leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more. If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee. Don't be afraid to negotiate, particularly if you have a lot of rentals.

4. Review their lease agreement and addenda. Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.

5. Don't just read the lease! Ask the manager to explain their process for dealing with maintenance, late rent, evictions, turnover, etc. If they are professional, they can explain this quickly and easily. If they are VERY professional, they will have their processes in writing as verification that policies are enforced equally and fairly by their entire staff.

6. Ask to speak with some of their current owners and current/former tenants. You can also check their reviews online at Google, Facebook, or Yelp. Just remember: most negative reviews are written by problematic tenants. The fact that a tenant is complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.

7. Look at their marketing strategy. Are they doing everything they can to expose properties to the widest possible market? Are their listings detailed with good quality photos? Can they prove how long it takes to rent a vacant property?

This isn't inclusive but should give you a good start. If you have specific questions about property management, I'll be happy to help!