Landlord Responsibilities - What is a reasonable request?

Question

I am brand new to Bigger Pockets! I have been listening to the podcast for a few months and decided to sign up today for some advice!

I am a new landlord experiencing a tough time with my first tenants. I am learning my lesson on already on the importance of more diligent tenant screening as well as following my gut instincts on reading people...Anyway, my tenants are going back and forth with me with a list of complaints right now and I am trying to determine what I am responsible for and what is unreasonable.

They have only been in the house 3-4 months. They were 19 days late with the May rent and paid after being given a 5 day notice to pay or vacate the premises. They are now paid up to date including late fees but are retaliating with complaints, demands, and almost legal sounding threats... There has been a history of "sketchiness" with them to say the least and we have been concerned about certain behavior since they first moved in.

1. The house has a side and front door. We nor or tenants have a key to the front door (can lock and unlock from the inside only), but they have been provided a key to the side door. We were never given a key to the front door even when we purchased the home. It was a succession property and the successor did not have one either. Is it necessary that we go get a key made?

2. The side door works perfectly fine but has to be locked to stay sealed closed. They are also demanding that we change out the lock because this is unacceptable.

3. They are demanding we purchase them blinds for their living room for privacy since there is an apartment in the backyard under construction and they feel people can see in their windows. They were aware construction would be taking place (written in the lease for an extended amount of time prior to moving in). We have already provided them with curtain rods for every window and they put up shear curtains that people can see through.

I realize these things might be petty, but they did not pay on time for rent and had to borrow from a family member to even make the payment so I do not see them being able to come up with next months rent in less than 10 days. They have also been hostile and difficult over the last 2 months with several different small lease violations I have looked past (installing washing machine without permission -we were supposed too and then it leaked and we had to come fix it, holes in walls to hang things, temporarily housing a pet "for a friend" without permission (no pets allowed), paying late...). I am trying to find out if I am responsible for the things above and I am trying to make sure I handle this properly... I also found out a history of drug use from them through conversation and we have had a few unverified but very concerning scenarios take place....

I just want peace, rent paid on time, and if they cannot afford the rent an easy way out and hopefully avoid the eviction process all together with a possible "cash for keys" deal.... ANY and ALL advise is appreciated...

Greg H. · Answer

1.  You should change the front door lock and provide a key

2.  Not a big issue but a small adjustment should solve the issue

3.  I would not provide blinds.  Blinds did not come with the property initially so I would not add them

Be firm moving forward.  Notices go out as soon as the rent becomes late.  The chances are fairly good this does not end well for you be it an eviction or skipping out so you need to be proactive in order to minimize any loss

Mike Cumbie · Answer

Another reason to provide window coverings on your units is if you don't, someone always hangs a Dora the explorer Sheet over one window and a Scooby Doo sheet over another one. First step for your neighbors to automatically start with complaints.

Patrick L. · Answer

1.  You should have re-keyed the property when you purchased it.  Who knows how many people have keys to that door and yes it seems completely unreasonable for you and the tenant to not have a key to enter through the front door.

2.  While you're changing locks you should do this door as well.   Go to home depot and buy a 2 pack of keyed alike locks in a set for $50 and do both doors.

3.  Tenants are responsible for their own window coverings.  If they wanted blinds they should have raised that concern prior to signing a lease.

On to the rent issue.  I wouldn't cut them any slack because whatever you give them they will try to take more.   Post a pay or quit notice when they're late and if they don't pay by the expiration date let them know that you will be evicting them.  I don't do cash for keys because I'd rather give my money to the attorney than some deadbeat, but that's my own personal opinion.  An eviction costs me $800 all in for an attorney to do it for me and takes about 3-4 weeks here.   It's not a huge deal and once I sign the papers and give the attorney a check it always feels like a load off because I know I'm getting rid of a headache.

Andrew Johnson · Answer

@Brooke Johnson For what it's worth, at a bare minimum I'd have all of the locks replaced or at least rekey them.  You don't know where those random set(s) of keys might be.  You should also rekey them at each turnover.  Maybe now you can wait 10 days to see if you will have to evict them but always secure your property.  Front door, side door, back door, whatever door :-)

Do they want to break the lease?  Are they asking to?  I'm guessing not since you're talking about a "cash for keys" scenario.  Maybe if they pay late again just ask them if they would like to break the lease.  Maybe they'll take you up on it.  You never know.

Brooke Johnson · Answer

Thanks for all the advice! They have also sent over several indirect threats insinuating a set up for p for a future law suit.... I am going to change the locks and work toward getting them out legally and hopefully peacefully...

Greg H. · Answer

If we could only be so lucky in Texas !  We get the Confederate Flag

Jack B. · Answer

I'd fix the locks and do cheap blinds because good tenants will want them, but I'd focus on getting rid of these people as fast as possible. One of the reasons I LOVE only doing month to month leases.

Mike Cumbie · Answer

Hi @Brooke Johnson,

Normally I am a big proponent of "The property is as it is when lease signed". However in this case I would replace the door locks on both so they have full access to both entrances and due to construction I would go to Walmart and buy a couple packs of the $7 curtains and hang them on the rods you previously purchased.

I would slow down quite a bit on the lease breaking and go nowhere near a "Cash for keys" type scenario. If they are late again asking them if they would rather find a place more in line with their financial situation is an option.

Bart H. · Answer

I don't know your state, but in Texas you are required to provide new locks with every tenant.  Buck it up and buy a few Kwikset Smart Key  locks.  That will let you change out the locks with a couple minutes of work.

We normally provide venetian blinds when we show the apartment but they are not (to my knowledge) required in our state.  We would not provide them if the tenant signed the lease without them.

As far as a leak goes, I would charge the tenant for coming out to fix damage they caused.

Hanging things is normal, its likely part of normal wear and tear in most leases.

I would be very strict with the pet, and also strict with late payments, and let that drive the conversation.  IF your lease/jurisdiction allows it, fine them for those infractions.

Thomas S. · Answer

I don't know about providing a filter but I would tell them it is their responsibility. You are going to learn quickly that having a fridge with a water dispenser is going to be a royal pain. My guess is you will change out the fridge next time you change tenants.

Landlord Responsibilities - What is a reasonable request?

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