Remote owner challenge with Rentals getting consistently trashed

[Raul Sai P]

Some background - Around 5-6 years ago, I was getting decent tenants for the most part and a pretty good PM company to manage the rentals in MO state. 

While I understand that it is part of the game to have a rental property trashed every once in a while, I am currently facing a situation where pretty much all of my 3-4 homes are getting severely trashed every year. I am talking of move-out repairs around $9000-$12000 in damages for each property, which obviously goes way beyond the security deposit. It costs $2000 to just remove the piles of trash before I can fix the rental. There is not a single aspect that's not trashed with intentional damages like big holes in walls, intentionally ripping out carpets, trashing new appliances, kids drawing in all rooms, broken doors, window shades, screen doors, lost garage and fireplace remotes etc. Most Tenants do not even stick around for the move-out inspection. These damages are so extensive that it's wiped out years of breakeven cost that I initially managed to get. Plus $10K is a significant loss when the house itself is in the $200K range.

My challenge is that I am a remote owner and cannot visit my rentals every month so I have limited options. The original PM company was  acquired by a bigger one a few years ago and takes care of everything from getting tenants/screening them to collecting rent, repairs etc.  This PM company does follow a good screening process: credit check (with a score of 550 or higher however if lower PM company will not decline solely based on the credit score itself), rental/mortgage history, employment/income verification of 3 times the amount of rent, and a criminal background check. The approval is made on a combination of these 4 items.

One option that I tried was to sign up for six-month inspection at additional cost from the PM company but that did not help. The PM company does send the damage bill to Tenant, notice through a lawyer and follows all the process for collections, but I am yet to see a cent back.

I am hoping to explore some options and ideas from the fellow community especially in the MO area.

- Any screening process that you follow differently to improve tenant quality?

- Any options or recommendation for a PM company (ability to find good tenants and recover some damages from tenant in the worst case)

[Rosalind Pistilli]

I would be looking for a different property management company as soon as possible. I would also be traveling to the area once a year to do my own walk-throughs. You've indicated you live in Kansas and the property is in Missouri, that should be a manageable trip to take once a year, walk through, inspect all of your properties and be present. To me, the property management company is taking advantage of you being absent. Scheduling a walk-through once a year will cause both the management company and the renters to be on alert.