All Forum Posts by: Amanda B.

It's kind of like here, I haven't had a really straight answer on whether or not I can charge them for the ceiling without proving conclusively that they caused the damage. They already took responsibility for the door, so the only question there is how many estimates do I need and what can I reasonably make them pay for (the estimate we got includes the entire doorframe because that is the only way that company does it).

Maybe I'm over thinking all of it and I can just demand that they pay for any damages, then we go to court and they tell the judge the house is 100 years old...

Thomas I understand that you and many here have multiple properties and this is what you do for a living. I'm not taking $10,000 out of my kids' college funds to sell a house, I just don't have it. I'm not a professional investor, buying this house wasn't a business decision. I lived in it for 6 years and was unable to sell it when I had to move, that's it. I work full time in a completely different field. I did rent it for 6 years and my tenant wasn't a turd so I never had any reason to look  into notices or evictions. I also feel that the law isn't very clear. I've read it several times and have spoken with several lawyers, the answers and advice I have found all differ. THAT'S where my confusion comes from.

Anthony, I believe you are correct, no judge is going to force me to continue renting to these guys. I do have all of my paperwork ducks in a row should it come to that, I'm just trying to make sure I do everything by the book.

Steve it's a single family home, yes. And they were told when they moved in that I live an hour away and I am not going to be coming to change lightbulbs. When they refused to pay, I figured I didn't have a leg to stand on because I didn't have a "professional" come do it.

Anthony, I appreciate and totally agree with what you are saying, my fear has always been whether or not the law will back me up if I try to evict or if a judge will see me as unreasonable. I have no bottom line because I'm not making ANY money off that house (I'm losing money). I'm not a professional, I'm simply trying to pay the mortgage on a house I couldn't/can't sell. I get that I need to be more firm, but I guess where I lack confidence is in what I am and am not allowed to do. I have had different opinions on that, even from lawyers!

Right now, for the leak, I'm doing everything I can to make sure something isn't wrong with the house (which I'd want to get fixed anyway of course), also because I feel that burden of proof has shifted to me. What wad I supposed do when they refused to pay the first time and said it must be the roof? Do I need to pay someone to come look at that too or is the burden of proof on the renter to show they didn't cause it?

I'm not trying to be "nice" or "weak", I'm trying to be fair and reasonable. Obviously, there a subtle difference that I have not mastered and I will work on that.

It's all good advice, I really appreciate it!

And how many tenants does it take to screw in a light bulb? I'm not sure because between two of them and a girlfriend, they can't even manage to sweep the floors!

Also, where I said I gave them the option to fix the things and whatnot... I meant to continue with "or move out" without me filing an eviction, which I noted would make it very difficult for them to rent in the future. They don't seem to want to take the easy way out, they probably think they're going to get their security deposit back. They just seem like they're going to fight with me on this. I gather, from what you all are saying, that this is pretty typical and that what I really need to do is stand my ground (which I have been with them since I sent the notice of breach). I guess my confidence just lacks in whether I am doing everything legally and within my rights.

Hi everyone. Thanks for your responses. Believe me, if I could sell the house, I would. The rent I receive is almost exactly equal to the mortgage payment with taxes and insurance. I'm not doing this to make money or because I want to, I'm doing it because I can't sell the stupid house and I can't really afford to let it just sit there while I pay the mortgage. Don't get me wrong, it's not a bad house, it's nice, lots of wood work and a great backyard. Neighbors are awesome, but it's in a lower income area and there's not really a huge market for a tiny 2 br cape code that needs new windows.

I am emotional about it because, again, I'm not doing this for "business", I'm just trying to pay for the house and be responsible versus foreclosing because I can't sell it. The guy I had for 6 years was great, not without problems, but no major complaints. So I have never dealt with the legal side of this. I have no idea what my rights are, looking it up leaves me all over the place and it sounds as if I'm basically at the mercy of whatever judge I get should I go to court.

I have been very firm with these guys, I don't generally let stuff slide (I can't charge them for damage if I can't prove it was them!!! Or can I?) - but they throw everything back in my face as if I am being unreasonable and I guess the lack of confidence that I have the law on my side (concretely) is making me nervous. I'm not making a bunch of money off this place that I can afford a huge legal battle over it, and these guys sounds like that's the direction they are going to make me go in. THAT'S why I am anxious. I don't do this "for a living" (I'm a Director of Technical Quality Assurance, for the record) and I don't know what I am within my rights to ask or demand of these guys.

Reading the internet is a scary thing... It always seems as if the laws favor the tenants and I am afraid to do something wrong and have these guys living in my house, continuing to damage it or, worse, to have them sue me for god knows what... If I seem emotional, that's why :-) Also, I've tried to talk to them like an adult, and they make excuses not to answer my calls and want to hash everything out over text. I don't want to be unresponsive, so I reply. Plus, I figure it's probably better to have it in writing. I'm clearly dealing with overgrown children who don't know how to take responsibility for their actions or deal with conflict like adults. And, YES, I know I probably got myself into this situation and I've certainly picked up some lessons learned with this one about screening and not being in a hurry to get people in there to rent.

Just wondered if anyone else has experienced a similar situation.

Hi everyone! I am new here and still relatively new to renting my house out, even though I've been doing it for about 7 years now. I'm only on my second set of tenants.

My question/situation is:

I rent my old house. The one I ill advisedly bought when I got married for the first time at the tender age of 20, which was remortgaged once and has not increased in value at all since (and the taxes have gone up). It's old (1920's), needs some work and is in a relatively crappy (but not dangerous) neighborhood.

Anyway, I (STUPIDLY) rented to two guys with less than great credit thinking that they would be working all the time and be able to take care of maintenance issues on their own (in the lease). I have since had them get water on the floor and bring down the living room ceiling (something they deny, despite the plumber telling this to me) - I haven't made them pay for it, instead I had another plumber there and am now moving on to a roofer because there's nothing wrong with the plumbing. This water thing has happened twice now in a month or so, despite heavy rains and melting snow. The second time was almost immediately after I told them the plumber said they caused the issue. Since I can't prove it was them, I'm not making them pair or repair and am working tirelessly to track down and resolve the "issue". Also, the first time the plumber showed, despite me communicating with them since morning that he'd be there and being assured they'd be home, the one was upstairs with his girlfriend and couldn't be bothered to answer the door. 

A bunch of issues occurred - storm window "fell off", front door was broken in "attempted burglary" (according to on of them, other one said that the pane and the lattice work between "just fell off"), gutter fell off the back. despite the lease stating that they must notify me immediately, they did not. Had to send my son there (an hour away) to change a lightbulb, even though I asked if they had changed it and to fix the ceiling fan that "just stopped working" because they broke the pull chain. They refused to pay for this too.

I then discovered they had been smoking and scattering cigarette butts all over the yard, despite the lease stating that it's a non-smoking property and there is no smoking on or in the leased premises. They were keeping their trash in bags on the back deck and my husband and I observed and took pictures of rib bones spilling from a torn bag (lease says they have to have containers). House is not cluttered and everything was put away, but there are food crumbs all over the floor and the steps are full of debris like they haven't been cleaned since they moved in. They also opened a box of linoleum tiles I had in the basement and used them to create a walkway in the basement.

So to shorten this a bit, i talked to a lawyer and sent them a 30 notice of breach of lease. I gave them the option to fix all the issues, included an estimate of replacing the front door with the cheapest available door and asked that they pay the half up front so we can get the door scheduled. They took responsibility for the door, even though one of them claimed a burglary. I spoke with a lawyer so I know I'm within my rights, but man am I anxious because they have come back at me with so much BS that I keep second guessing myself. 

I gave them the option to get another estimate, by putting their preferred contractor in touch with me within the 30 days. I won't let them just have the work done, because who's to say WHO they would hire and what I would end up with?? The estimate is very high, but the door is a custom size. Now he's claiming I should only make them replace the glass and the latticework (basically repair the door) and I am not opposed to this, IF it can be done and I told them that.

They're just making me feel unreasonable and I know that's what people do, they try to justify their horrible behavior, but it's really starting to make me sick (literally) with anxiety. I don't want to have all this confrontation and I don't want to have to watch everything I do (they are not demanding that they be home when I go there, even though the lease only requires 24 hours notice for me to enter, regardless of who is or is not there).

I guess I'm just looking for some commiseration and support :-) It'd be useful to hear what others have gone through, how they've handled and the outcome. Or if you have any tips or suggestions. I'm in Pennsylvania (not Philly) BTW.

Thanks everyone!!