Sweep fine on small multifamily, finding and handling culprit

[Yacine Rimmo]

Hey BP investors!

So I have this property (3-unit) in Allentown PA since March and it feels like I have started receiving sweep fine like it's raining trash on it (ok I'm exaggerating a bit).

Now I certainly don't blame the city for striving to keep the streets and the properties clean. I am the first one wanting it clean. I will note that it was some time before I received any fine and now it's every 2 to 3 weeks. It's got pictures and everything so even thought I could asked the first ones to be waived now it's the 3rd ($150 fine, not sinking my profit but hey!).

I have had the Trash program printed on 11"x17" weather resistant paper and displayed it in the hallway of all my properties. You know just in case they didn't know + individual pager to each tenant on the property in question.

I am at the stage where I have to split the bill and have each pay their share of whatever isn't waived which we told them ahead of time this would happen if it were to continue.

I am very much counting on a tenant ratting out the trouble maker and just probably giving them a single warning before I don't reconduct their lease.

It might cost me more to have them leave than to find a way that works to hold them accountable. Thing is I haven't found the way to find and hold the actual trouble maker responsible...

How would you deal / have you dealt with a similar situation?

[Ronald Bowser]

Hi @Yacine Rimmo, we have been dealing with the SWEEP fines as well and trying to determine the best way to equitably bill back to the tenants and get the issue resolved.  It got so bad at one property that tenants were taking pictures of their trash out at the correct time and texting them to us.  One of those pictures showed the same bag out for pickup on time, that was then in the pic with the fine, so the collector "missed" it.  I called the office and was basically told it is the tenant's responsibility to call if their trash is missed.  I wasted some time arguing the point, but didn't get very far.  

I also appreciate that Allentown is trying to keep the city clean, but it feels like a bit of a cash-grab to be honest.  We manage a couple hundred properties in Allentown and were being overwhelmed with the fines.  So far our best solution was to write a communication to the tenants explaining the SWEEP fines and that if their trash is "missed", that they should contact us or the city and report it to avoid the fine.  That seems to have helped a bit, there seems to be a decrease in the number we receive, but we're going to keep working at it and reminding the tenants.

$150 per violation adds up, especially when you can literally prove the trash was out where it was supposed to be and on time.  It is $375 per unit for annual trash pickup... 2.5 violations and your annual bill doubled.  Thinking about the situation got my blood boiling again, haha... let me know how you make out or if you come up with a good solution... good luck!