Looking for templates/forms for controlling non paying and trouble tenants

[Ognen Borissov]

I have an Apt. complex (76 units) in low income area of Kansas City, KS. Somehow it is normal for the average tenant here to live for 3-6 months, skip at least two months of rent, trash the apartment and leave. Obviously the management does not do something right. I already moved to KC and I am not going back to LA until all these problems are fixed.

Any tips, any ideas, please?!

[Marcia Maynard]

Sounds like the wild west and a PM that needs to be run out of town!

How long have you owned the property? Does the property manager live on site? Are they your employee?

My guess is there was poor marketing, poor tenant screening & selection, a weak rental agreement, lack of monitoring, and ineffective enforcement of violations as they occurred. I would guess deferred maintenance too. Does the complex have a reputation on the street as a push over place? It is obviously a place where rule breakers are getting to do what they want. Too many rule breakers of rental agreement terms.... I suspect they are also rule breakers of local laws too... and I would watch out for drug activity in such a place.

Good thing you are there now to turn this around. Here's what comes to mind for me. Steps to be taken, not necessarily in this order.

1. Establish a strong presence on the property. Rule breakers don't like that. You will be able to observe what is really going on. Be there every day for a while if you can. Set up one of the apartments as your office base.

2. Drill down to the root cause of the problems.

3. Spruce up the outside and address any safety needs right away.

4. Review all tenant files and rental agreements. Make sure they are complete and strong enough to enforce.

5. Identify the best tenants, meet with them and solicit their feedback and help. They will be glad you are turning this around.

6. Identify the worst tenants, meet with them and let them know things need to change. Reestablish the rules. Sit down with them and go over every term of the rental agreement. Let them know the consequences of violating the terms of the rental agreement.

7. Immediately respond every time a tenant breaks a rule or agreement term.

8. Do an inspection of each unit. And repeat quarterly.

9. Bill for damages as they occur or as you discover them.

10. Reward good tenants with incentives to stay. Positive recognition, gift cards, etc.

11. Reward rule breakers with fines, rent increases, and additional inspections.

12. MTM rental agreements are actually good for situations like this because with proper notice you can change the terms and increase security deposits as necessary. Leases will have you locked in for a while, but you can still enforce the terms.

13. Reduce or eliminate the grace period for paying rent. Follow through on late rent immediately.

14. It is like a chess game. Every move you make will elicit a countermove. The key is to anticipate every move and stay ahead.

15. Take care of yourself and your family. Have adequate protection in place. Take time to rejuvenate after a hard day. Eat well, stay fit, and sleep well.

Good Luck!