Renter Experiencing Theft in New Rental

[Courtney Fricke]

Hey y'all! Interested to hear your thoughts! 

Just bought a house on November 1st of this year. A few weeks back. Inherited a tenant who works two jobs and has very few belongings in the house. Two days before I bought the house, it was broken into. The police believes it was targeted and that it was not something common for the area. Tenant thought it was the neighbors next door who have since been evicted. Only two cell phones were stolen and there were noticeable forced entry on a side door that has since been further secured.  

Today he calls and lets me know that someone stole his TV. He is calling the police to file another police report. Waiting to determine if noticeable forced entry is evident. 

I also own the house next door. No theft is happening in regards to them. Introduced myself to the neighbor across the street. She said in the decades she has lived here the only thing she had stolen was a lawn mower once. Years ago.

The inherited lease states that the tenant is responsible for getting and maintaining renter's insurance. Also includes indemnification clause. 

Once I bought the property, I put up no trespassing signs and secured the back door that had previously been entered into. 

I do plan to talk with the police to find out if this is a trend in the area or if they suspect it is targeted again. 

Any thoughts from other landlords? Suggestions? At this point, I am willing to break the lease with the tenant without penalty if he feels unsafe in the property. An alarm system in this neighborhood (C class, C-) seems above and beyond. 

Appreciate any input!

[Shain Ismailovski]

That's a very strange situation. The fact that they're getting robbed so frequently, but only specific electronics are taken doesn't make much sense. People don't break into a home to steal two cell phones, then come back and steal a TV. Since they were inherited I take it no background check was provided to you? If there is a third incident I would consider your options regarding the tenant because you going to have to replace the back door every two weeks it seems like.

[Mitch Messer]

Hey @Courtney Fricke, before you let the tenant move out, consider two simple enhancements that might address the issue:

• Smart exterior lights - Consider investing in inexpensive outdoor lights over all doorways and the garage. Find the ones that have built-in motion sensors that turn on with any nearby movement. Installing 2 - 3 of these should cost less than $250.
• Wireless alarm system - These days you can get a fairly comprehensive alarm system for well under $500. If the tenant buys it, then they can take it with them when they move (without destroying your property).
  

You might choose to pay for the installation of the lights yourself, and only subsidize the alarm system, perhaps by reimbursing the tenant $100 when they install the system and show you the receipt.

Either way, the $350 - $750 you might spend here is way better than the cost of a vacancy!

[Eachan Fletcher]

A couple of quick thoughts: first, and most importantly, you're doing the right thing with the lease terms (renter's insurance and indemnification).  Also, if it comes to it, there's seldom any good comes from keeping a tenant in a lease they want out of especially in a situation like this.  That's very considerate of you.

Something you might consider is exterior lighting/sensor lights.  These are very strong deterrents - especially in poorly lit areas - and are cheap and easy to install (especially compared with an alarm system).  It will show the tenant that you're taking it seriously and taking action.

Best of luck, terrible situation to be in.

[Theresa Harris]

I'd look at security cameras, especially since you own the house next door and this is the only place that seems to be affected.  Often when a place is burglarized, they will wait a while for things to be replaced and break in again, however, if only cell phones were stolen the first time, seems odd.

[Jim K.]

Originally posted by @Courtney Fricke:

Any thoughts from other landlords? Suggestions? At this point, I am willing to break the lease with the tenant without penalty if he feels unsafe in the property. An alarm system in this neighborhood (C class, C-) seems above and beyond. 

You're thinking backwards. It's the C, C- houses in the ugly hoods that most need an alarm system. Call up SimpliSafe, get a basic system, pay fifteen bucks a month, expense it, add it to the rent next lease period. Otherwise you're going to be fixing busted locks and doors for the next six months. Somone's targeting this tenant. 

[Dennis M.]

This sounds crazy but I would say it’s the tenant not the area or the property . Their personal life is affecting this situation 

[Scott Mac]

Originally posted by @Dennis M.:

This sounds crazy but I would say it’s the tenant not the area or the property . Their personal life is affecting this situation 

Like a friend of a friend or a relative--someone who knows (or is being told) what's in the house.

[Dennis M.]

....Or drugs or a ex lover or a person they screwed over in another life 

[Michael Noto]

@Courtney Fricke Once this tenant goes away, the issue will go away. They are being targeted for who knows what reason. Other than providing the security measures you already are I wouldn't spend anymore money for a tenant that could leave tomorrow and your problem will be solved. 

[Courtney Fricke]

Thanks for all of the input, y'all. Spoke with another police officer yesterday and shared that there actually has been some other burglaries in the area (home and car). So they've upped patrol in the area. May be targeted but also a part of what has hit the area. I'm heading to go pick up a police report today and check out the house to see what I can do to further secure it. Considering motion lights, a ring doorbell (or competitor brand), or something similar of the sorts. I am talking with the tenant about if he wants to stay in his lease while the cops work to find the suspects and I continue to secure the property or start finding a new place.  Thanks again for the input!