First move out inspection, guidance?

Question

This is my first self-managed property, a 4 plex I closed on this week. One of my inherited tenants is moving out on the 25th, although the lease is to the 31st. That said, he arranged the gas to be switched back into my name on the 26th. I believe that in this case I will now be entitled to take possession of the apartment on the 26th and prep it for the next renter. I have emailed him to advise the move out inspection will be on the 27th. He told me he wanted to do the move out inspection on a weekend, but that would mean waiting til Feb 1st. The day I nominated to do the inspection, he will have to take half a day off work if he wants to be there.

I know this is a minor detail with an obvious answer to many here on the forums, but as always, you don't know what you don't know and I'm wondering if maybe I don't have the right to do this since the lease is up at the end of the month. Maybe I should have waited til the lease end date and then deducted the gas usage from his security deposit? It would have only been a few dollars, so it's not the money, it's the technicality that I'm interested in here.

Or would it be considered abandonment since he's cutting the gas off on the 26th?

Someone slap me and steer me in the right direction please? I hate overthinking stuff.

Account Closed · Answer

I don't know MO law, so take this with a grain of salt.

My experience is mainly in CA law.  Most recently, I managed 25 units in CA.

My initial thinking is that this tenant is being really great.  They're communicating really well about when they're moving out and when they'd like an inspection.

Now, unless MO law is really different, it seems to me that you really just kind of have to wait to see if they left the place in a mess before you have to worry about anything.

As long as they move out on the day they say they'll move out, then changing the utilities into your name, isn't an issue.

And, you can always just refund the additional few days of rent, if you want to.  But, it appears this tenant is even willing to forfeit a few days rent.

Believe me, if this tenant moves out as promised, and didn't leave the place trashed, you have a fantastic ex-tenant experience here.

Remember that tenants are people.  People who deserve compassion and respect until they abuse their right to that.

As long as things go ahead as your tenants have asked, I think you can count yourself blessed.  In that case, treat them with respect, because it appears they have treated you with exactly that and more.

Michael King · Answer

Thanks Sue, I appreciate your response! I'm trying, that's for sure. This is something completely new to me, so trying to balance every aspect of this is a little daunting. No doubt as I get more experienced, I'll have a streamlined process and better understanding of it all.

I've already had to reschedule the MOI; I went and checked my work calendar to find I would be out of town on the 27th, so I've offered the tenant to set his own date from the 28th to Feb 1st. My end goal was to have it ready for new renters without it spending much time vacant. Mea culpa? I don't know what that means, but I'll translate it to, "Cuppa tea?" You're on!

Theresa Harris · Answer

If he's paid up til the end of the month minus the heating bill, just get a copy of his last heating bill and charge him for 5 days of heat.  It won't amount to much and will save him losing half a day's pay.

Account Closed · Answer

LOL good one!  It's latin for "my bad."  Lapsed Catholic :-)  I've been grumpy lately and I shouldn't be taking it out on people on the forum.  Thanks for being such a good sport.

Account Closed · Answer

I apologize.  You're right, you're just trying to learn.  My attitude was really aimed at the types of landlords that irritate me.  I shouldn't have assumed you were that type of landlord.

I, personally, because of my experience with having many move-outs under my belt, would let a few days of gas/electricity go, unless the bill was insane or they left the place a mess, etc.  If it's a nice, smooth no-hassles move-out, I and the owner I worked for thanked our lucky stars and let a few minor things go.  Don't sweat the small stuff, basically, especially when you consider the value of your time and health when it's a less stressful move-out.

I'm sure you're going to be an amazing landlord because you aren't afraid to ask questions and I apologize again for making it uncomfortable for you to do so.  Mea culpa.

Account Closed · Answer

You don't have to reimburse him any rent, but just take any rent owed out of the security deposit.

I just get the impression that you're looking for a fight.  I'd just suggest you take a deep breath and first imagine that you were in your tenant's shoes.  Not saying you have to cut them slack as far as any money owed you, but just don't first jump to a conclusion that they are trying to rip you off.

I just question why anyone would get into the landlord business who really believes that all tenants are trying to rip them off.  Why put yourself through that?

On the other side of the coin, you can provide a much-needed service, just like any other business - that is not a charity.

Hating on your customers or thinking of them as bad children is just such a negative way to go through life.

I really think the best and happiest landlords are those who have actually been tenants who have had to scrimp to pay the bills and come up with security deposits.  Unless someone has ever had to do that, I think it's really easy to have a bad attitude about tenants.

Michael King · Answer

Hi Sue, I'm definitely not looking for a fight by any means! I'm not sure where you're picking up negative vibes from with respect to this topic. Gosh I'm not sure what words I used that makes it read that I'm hating on the tenant; I apologize if that's the way it read. I'm actually a pretty relaxed and understanding type of person to the point that my wife keeps telling me to stop being the nice guy. Because she knows that when I'm the nice guy, it usually means I'm going the extra mile for someone at work, or a tenant, and getting screwed for it.

I actually don't want to screw the tenant. I don't feel like he's trying to rip me off at all; he was probably too eager to move to his next apartment and didn't think about the utilities. I'm really just wondering if I jumped the gun by having the move out inspection done on the 27th - and if I've actually got the right to do that, considering the lease is not up til the 31st. I'm trying to be fair to the guy, but also want to streamline my business here. As mentioned, it's my first self-managed property, so drawing on the experience of others in this field will help me become a good, if not great, landlord.

In a nutshell, I came here with a technical question which involves balancing his moving out and my finding a new tenant, hoping to find the answer to guide me so I don't screw him, and not harm my business at the same time. And while we're only looking at 5 days in question, the technicality of it would hopefully help me make better decisions in the future.

I've been a tenant. I've worked my fingers to the bone my whole life and know that every dollar counts. But I'm not a charity, I'm in this business for my children so they hopefully won't have to work as hard as I did. And if they do work as hard as I have, it will most likely be through choice, rather than necessity.

Michael King · Answer

Thank you Theresa! Yes, I gave him the move out checklist (Brandon's checklist from his book, which is pure gold). This tenant's not much of a communicator; I've emailed him twice this week with questions and no response...so whether he wants to be there or not, I don't really know. He did say he'd have to take half a day off work if it was through the week - and while that sucks for him, had he waited to switch the gas until the 31st, he would have an inspection on Feb 1st...which is a Saturday. Seems like he was trying to save himself 5 days of a heating bill.

Great tips on the toilets, oven and cupboards, thank you!

Michael King · Answer

Sue, great perspective and I totally agree on cutting slack where it's due. There are some details here that may change your way of thinking in this instance. I closed on the place on Jan 6 and slid an introduction letter under his door. Knowing he was moving out (I had no idea when), I included a move out checklist for him, and a forwarding address form...you know, make it easy for him. I also asked him to contact me to confirm when he was moving out, but I didn't hear from him. I found out about the gas, because the gas company emailed me and inadvertently told me about the change in gas service. So I called the tenant to get the answers I wanted.

I'm thinking he doesn't want to pay the gas for the last 5 days, which is fine, but I think if I'm paying the gas, I should be able to go in during those 5 days and get it rent ready for the next tenant.  Now if I had another tenant ready to go and slot straight in, then sure, I would consider refunding him some rent.

Theresa Harris · Answer

@Michael King  Does he want to be there for the inspection?  If so, why not do it on an evening of his lunch hour?  Otherwise, give him the check out list that you will use and take lots of photos of any problems (don't forget to flush toilets, check the oven and look in cupboards).

First move out inspection, guidance?

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