Complicated tenants and I want them out asap

[Vanesa Gonzalez]

Last October I purchased another 2/1 SFH with the idea of flipping it. Paid 70K and spent 30k in renovations. Was very happy with the outcome so I decided to keep it as a rental. Found this old couple with 2 adult daughters that were looking for sth in the neighborhood after the house where they were living was sold. They moved in on December 1st.

I must admit they passed my screening BUT since the day I met them  I felt sorry for the mother, who is going through dialysis 3 times a week.

And since they moved in, they complained about everything: doors were not closing properly so we fixed them; the oven was not working properly so I sent a new one; the outside lights were too soft so I sent my electrician, who explained to me that the tenant wanted a new switch for an extra refrigerator outside, so he lied to me and complained about the light, and yes I paid for the switch installation. Then it was time for the AC: the property had 2 AC wall units and they wanted another one, so I installed a new big one. And last month, they complained about the floor ( it was laminated) and they told me they had a "problem" with the washer and the laminate floor started to buckle up. I went and it looked terrible so after looking at different options, I decided to change the whole floor to tiles. It was expensive but we all know laminate is not a good idea for a rental. 

We finished the floor and I thought " finally there is nothing else they can complain about!". But this is not the case. The same day we finished the installation of the floor, they told me their bathroom is clocked. And my handy, the person who installed the floor, told me the tenants have parties for 10-20 people every Saturday and Sunday afternoon in the backyard. It looks like the father cooks and the family buys their food as a way of " helping them". 

I am totally done with them and I dont feel sorry for the mother anymore. I want them OUT ASAP. And I am planning to sell the property, may be the original plan was better and this was meant to be a flip. 

But until I sell it, what can I do?

Do I have to send somebody to unclog the bathroom? Can I tell them they are responsible because they have these huge parties every weekend?

Their rent was always late but they dont owe me anything today.

Last thing: I've been an investor for more than 10 years. Never had such a complicated/horrible tenant in any of my places. I know I made the mistake of involving in their problem but now I need a solution.

Any help/advice would be appreciated!

[Nathan Gesner]

1. I recommend adding a simple clause to your lease that essentially says they've been given the opportunity to inspect the home prior to applying/occupying. It is generally safe, functional, and clean and they willingly accept it in "as is" condition.

2. When tenants complain about all the little things, ignore them or simply tell them the house is not perfect, they were given an opportunity to inspect, and they will have to accept it unless it's an issue of safety or health.

3. Tell them they are responsible for clogging the toilet so they are responsible for clearing it. The home is not designed for large parties.

Personally, I would give them written notice that this home is clearly not meeting their expectations. You will no longer make any changes or improvements to the home so they need to live with it or start looking for another place to live. Then ignore them unless it's a true maintenance issue or they turn in a request to vacate.

And if their rent is late, I would hit them with the late fees and start the eviction process as quickly as possible. Don't give them any grace. They will either straighten up or they will leave; both options are acceptable.

[Vanesa Gonzalez]

@Nathan Gesner thank you so much!!

I will follow your advice. As always your explanations are simple and easy to follow. Really helpful. 

Thank you,

[Mike McCarthy]

I agree with @Nathan G. You need to stop catering to their every wish. If something is broken, it’s your job to fix it. If they broke it, they pay for it. If there’s a ‘nice to have’, the answer is, you rented the house as it was built, we unfortunately can’t do that for you.

You may consider enlisting a friend to become your ‘property manager’. Let the tenants know that your work life has gotten busy and to email xxx with any issues. Your friend will be the hard one with ‘no’ as the default answer. That will create a separation between you (who is obviously too accommodating) and them who are so needy.

As for plumbing issues, what does your lease say? Mine says that they are responsible for clogs.

[Vanesa Gonzalez]

thank you @Mike McCarthy. I checked my contract and it says landlord is responsible for Plumbing, very general I know... But I am now writing the letter @Nathan Gesner suggested and I wont do anything until they receive it.

Also, I am planning to serve them the 3 days Notice as soon as they dont pay the rent on time. I hope they get the message or I will evict them.

Thank you all! Always good to have good advice.

[Pat L.]

another reason we ONLY have MTM rental agreements...unless you enjoy the drama???

[Nathan Gesner]

@Pat L. I use 12-month leases with a hefty fine for early termination. Not many headaches and our owners make 1-2 months extra rent every time the tenant leaves early so it's a nice money maker.

[Thomas S.]

It is unfortunate but most tenant issues of this nature are caused or at the very lease compounded by the landlord. I very rarely cater to tennat needs beyond essential repairs and never tolerate late rent.

It is a landlords responsibility to train their tenants to their expectations not cater to their whims.

In light of the fact that it is a SFH you need to get rid of the tenants first if you want top dollar. Tennats turn off most home buyers and investors will not want to pay waht it is worth.

[Caleb Heimsoth]

@Vanesa Gonzalez. I stopped reading your post after the “I feel sorry part”. Just make repairs as necessary and that’s it. Don’t cater to everything they ask. Life is so much simpler this way.

[Dan Moore]

Originally posted by @Mike McCarthy:

I agree with @Nathan G. You need to stop catering to their every wish. If something is broken, it’s your job to fix it. If they broke it, they pay for it. If there’s a ‘nice to have’, the answer is, you rented the house as it was built, we unfortunately can’t do that for you.

You may consider enlisting a friend to become your ‘property manager’. Let the tenants know that your work life has gotten busy and to email xxx with any issues. Your friend will be the hard one with ‘no’ as the default answer. That will create a separation between you (who is obviously too accommodating) and them who are so needy.

As for plumbing issues, what does your lease say? Mine says that they are responsible for clogs.

 I agree with Mike, adding a new person into the conversation will probably make things easier. You've been ultra accommodating and switching over to a strict hardline will likely make things unpleasant because of the rapid change in attitude. Do you care? Professionally no, but in reality it is hard to be so hard nosed for someone who tries to get along with people, as you seem to do. However you have had enough and you do have a new attitude. But delivering that new attitude in a calm and professional manner is tough when your emotions still get in the way. 

Ask a friend to be the go between just as Mike suggested. He can simply relay the message to you, you can read the lease to make sure of your position, and tell them to pound sand through him. Your friend can be the "bad guy" and they will be quite offended that they cannot get what they want all the time anymore. He can again be the bad guy and explain that the road is over there. Bye bye now. You'll have less stress, and an easier time saying no because you are removed from the situation. 

You will owe your friend several drinks of his choice.  I do suggest a man. Change of person, change of gender, change of attitude, all goes together. That is probably not politically correct these days, but I'm not really cut out for these days anymore. 

[Wesley W.]

@Pat L.  Amen to the MTM leases.  At the risk of hijacking the thread, I really, really, really don't see any upside for the landlord with term leases.

@Vanesa Gonzalez  Here's what my lease says specifically about plumbing, but there are other clauses that cover other damage.  You may consider changing future contracts to place responsibility on the tenants for repair issues they are causing:

______ 23. PLUMBING: You shall report all drips and leaks immediately to the Property Manager. You shall never pour cooking grease or other damaging/obstructing objects down toilets, sinks or drains. No products aside from bathroom tissue may be flushed down the toilet. This includes feminine hygiene products and “flushable” wipes. You are liable for all expenses or repairs resulting from the stopping of waste pipes or overflow and spillage from sinks, tubs, toilets, showers, washbasins or containers.

I always run my business by the rule, "make each mistake only once."  Thus, once upon a time the plumbing responsibilities were not spelled out like they are now.  Those extra costs I ate in the past were "tuition."

Good luck!

[Vanesa Gonzalez]

@Dan Moore Never thought of this angle but it totally makes sense. I will enlist a friend to be my new Property manager. I will deliver the message and for the future I will add the clause @Wesley W. suggested. 

Thank you all!

[Pat L.]

We have had plumbing issues in the past from cooking oils/fats etc. I no longer have the old pics of the galv. drain pipes but this pic is very close to what we discovered...