Who do I believe? Neighbor or Tenant

Question

Hi everyone, I received a note in the mail from an unknown neighbor at one of my rental properties (SFH) that read : "your rental property has very heavy drug activity going on at all hours of the night and day and loud music. the police will be notified along with child protection agency in regards to their 3 children. please address the problem asap"

I went by the place 3 times at night since I got the letter and didn't hear any music and I didn't see one person stop in. The Tenant (Husband, Wife, 3 kids) moved in about 6 months ago. They seem to be normal. Both work regular full time jobs. I contacted the wife and she said the crazy neighbor wrote the letter and none of it is true. The rental property is in C neighborhood. not terrible but not great either. Does anyone have experience with this? What do I need to do to make sure I'm not liable for not taking action?

Thanks!

Brian

Mike Cumbie · Answer

Hi@Brian Horwitz,

Disclosure : Your laws may vary, consult a local lawyer who understands your liabilities, no legal advice given, just the ramblings of some Dolt (albeit a good looking dolt, but I digress) on the internet.

You have no way to respond to that "alleged neighbor". They did not leave a forwarding address, they did not give you a way to verify anything. They just played the "good neighbor card". Which of course has the value of a monopoly piece. It could be a scorned ex lover, a vagrant who took up residence in your tenants garbage can and was shooed off or even a parent who misses your tenant as a roommate.

Sooooo. If anything was true I would hope they did contact every agency possible, especially if there were kids involved!! I want the cops there, I want a legal representation explaining what they are doing wrong. I want CPS to look after the welfare of the children. I want the drug task force outside making sure my property is in no way a haven for illegal activity. I am not a law enforcement professional, we pay taxes for them to legally track that stuff. Let them do their job and you do yours (enforcing your lease legally). So if I had a way to respond it would be "Please dial 911 for anything you feel is illegal, and Thank you for being a great neighbor".

However you have no way to respond so you answer is "um... yeah.... cool.... kk.... ummm..... sweet bro....."

Good Luck in your investing!

Marc Middleton · Answer

ask the local police department if any calls have been reported to that home in the last  6 months. You are the homeowner and concerned about your tenant & their well being.  You can decide from there what makes the most sense afterwards.

Brian Horwitz · Answer

Thanks for the advice everyone! I went to the police and they said no calls have been made regarding that property so I think the neighbor is just mad.

Thanks

Brian

Who do I believe? Neighbor or Tenant

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