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All Forum Posts by: Andy D.

Andy D. has started 7 posts and replied 289 times.

Post: Giving your tenants a cash gift at the end of the year

Andy D.Posted
  • Investor
  • Zürich, Zürich
  • Posts 292
  • Votes 115

For good tenants (everybody will define this differently, I guess): yes, I gift something to them, without a fixed schedule, though. And it would never occur to me to do so in cash, i.e. dollar bills. But maybe a nice bouquet of flowers if it's a women, for instance, or a gift card to a restaurant, like mentioned, or a box of nice chocolate and such. It's a token of appreciation for those who cause no issues. And mine mostly don't (knock on wood!). The same, btw, goes for my property managers or other "support" stuff. Plus, it's a business expense anyway so it doesn't hurt that much. ;-) In addition I like showing appreciation where I feel I received good service. Goes two ways. On the other hand, it shouldn't be overdone as far as I'm concerned. $100 seems a bit much too me but that of course also depends on the overall picture (rent, for starters).

Post: Asking a tenant to leave because they appear to be really dumb...

Andy D.Posted
  • Investor
  • Zürich, Zürich
  • Posts 292
  • Votes 115

@Account Closed LOL!

Everything appears to be relative, but with respect to basic daily living logic there are limits as to what can be tolerated... at least for me.

@Jack B.

@Jack B.You can't fix stupid, and there is a lot of stupid. But when it comes to the point where this stupid starts to cause you problems that ultimately cost you money then this is an issue that needs fixing or otherwise your business will suffer (because you would stupid as you didn't take action in this hypothetical scenario).

In my view, as you are clearly not willing to deal with this level of stupidity, you are pulling in the wrong tenants. So either your screening sucks or you're invested in the wrong properties/area. I think it's as simple as that. ;-)

As for any action with respect to this specific tenant: follow your lease and give him notice where feasible.

Post: Credit score

Andy D.Posted
  • Investor
  • Zürich, Zürich
  • Posts 292
  • Votes 115

To some degree I agree with both @Tom V. and @Thomas S.

Then again, I'd like to add that I think a distinction should be made between the (surely rare) case of a person having no credit score at all and one having a bad credit score. The latter is a red flag and means that this person does not handle their finances responsibly. I guess there is no arguing about that. On the other hand, a person with a 760+ score typically means that they know how to handle their finances in the past which should be indicative of the future. Then again, it has correctly been said that those with such a high score can be up to their ears in debt which only means that they have no wiggling room if an unforeseen issue occurs (job loss, illness etc). So those too could be a problematic tenant after all. Therefore the big picture, including the details of the report, are what's relevant as far as I'm concerned. The score alone doesn't mean anything if it's good. If it's bad though it typically means a lot (of bad things).

Those with no credit history on the other hand shouldn't be punished in my opinion. We have all been there at some point. One has to start somewhere and some just chose to not start with "that system" at all. If that person has a steady job/stream of income - heck, all of you landlords out there with no W-2, have you lately tried to rent a place?! ;-) - you'll agree that the "W-2" shouldn't be all that relevant, as it's ultimately wealth and/or income of any kind that matters when it comes to being able to pay the bills of which ever sort. The source doesn't matter. Over here, for instance, we have a lot of people who could buy half the town (not to mention a SFR) and still chose to rent a (nice) place for 15k a month. These people are self-employed in the sense that they have no job but to enjoy life. They are employed by their life. Great concept and probably something every single one of us here is dreaming about. They don't need a job, they are rich enough to live off their wealth, be it by biting in to it or by living off the proceeds. If this were an issue no one would rent to these people. I agree that the US is somewhat different, certainly outside the major city centers, but my point remains. People need to be more flexible in their means of evaluation and stop sticking strictly to those ridiculous rules imposed on everyone by the credit companies.

Post: Tub Overflow

Andy D.Posted
  • Investor
  • Zürich, Zürich
  • Posts 292
  • Votes 115

I think what @Derek Lacy wrote is a large simplification although I'm no expert at all. To my knowledge water damage is covered - but not one caused by flooding (which, of course, is the cause here). Water damage caused by, for instance, a pipe bursting is - typically - covered (ask me how I know...). Also, what he lists is too limited as, again for example, theft or vandalism is - typically - covered.

It needs to be said, though, that renters insurance is typically a "named perils" type of insurance, meaning that the peril covered by the policy needs to be named/listed. If it's not named then it's not covered. Which, of course, then means that the matter of defining such perils comes into play: damage caused by flooding is not covered. But how do you typically get to flooding? The water doesn't just miraculously appear below the ceiling and fall to the floor causing flooding... But I guess if the cause for the flood was a pipe that burst then the damage ultimately caused by the flooding would be covered as the root cause of the water damage is a burst pipe. Those are my thoughts anyway.

@OP: you will have to take immediate remedial action as water damage can cause all sorts of secondary problems (mold etc.). You should inform your tenant about this and the necessary steps you envision to go with this (taken care by a professional). Also you should, at the same I guess, clearly communicate to the tenant that this was his fault and that he will be responsible for the damage caused. And no, it will not be left to his choice how this is going to be fixed. It's your building, and this is a serious incident. In addition you should check if the tub's overflow is indeed working (could have been clogged up by some kid having stuffed something down the holes or whatever, one never knows). Also, you should find out how this happened in the first place to avoid it happening again.

Post: Would Appreciate Some Advice

Andy D.Posted
  • Investor
  • Zürich, Zürich
  • Posts 292
  • Votes 115

@Mike R. I've never understood such an attitude... what difference does it make, when it comes to landscaping, if one rents or is the owner? Landscaping is about looks and curb appeal. Of course there are people who just gives a rats bussom about everything but can that really be the majority?? I would be fairly annoyed if I had to walk along dead grass and overgrown stuff on the way to my door - irrespective of being a renter or not.

What is it with people these days...

Post: my tenants is always asking to be let into the apartment

Andy D.Posted
  • Investor
  • Zürich, Zürich
  • Posts 292
  • Votes 115

I don't even understand how it got so far?? Why on planet earth would they think that you would be able (and not to mention: willing) to let them into their place which they occupy and to which you normally do not have access unless you give prior notice and whatnot? And since your tenant is apparently unable to provide them with a key or otherwise organize access to the place by, you know, maybe being present when they want to enter, my first (one-time!) stop would have been your tenant with a nice and clear statement along the lines of "are you f... kidding me??? This happens one more time and you all are out of here!".

Some people are just unbelievable. And if they don't get it then give them notice. And certainly don't let them in anymore! Not your problem if they can't get their act together.

Post: How should my LLC manage and collect rent for personal properties

Andy D.Posted
  • Investor
  • Zürich, Zürich
  • Posts 292
  • Votes 115

Depends on what type of LLC you use. A single-member LLC is basically "you" with respect to taxes. An S-type and the likes are different and more involved as regards bookkeeping and certainly tax filing. So I don't really quite understand your question - you need some sort of bookkeeping either way...

Post: Can Rental Inc. go to 1 Member LLC if house stays in Member Name

Andy D.Posted
  • Investor
  • Zürich, Zürich
  • Posts 292
  • Votes 115

The first question is: why an LLC? For what purpose? You say you read a lot on BP. Then you know that single-member LLCs have no tax implications/benefits and therefore only serve a purpose with respect to liability (if done right). As she has an umbrella policy (plus, I assume, appropriate insurance on and for the property itself; but that should be the case since it's mortgaged and the bank will therefore make sure of that) an LLC seems - to me - completely superfluous. Especially, if I may say so, as it will most likely not be run properly to really provide protection if push comes to shove. And if indeed run properly, the help of professionals will be used and that will become expensive, especially when considering the income from that property.

Long story short: forget about an LLC. It's overkill in her situation and probably even downright useless --> KISS principle!

Post: Tenant keeps breaking screen on porch

Andy D.Posted
  • Investor
  • Zürich, Zürich
  • Posts 292
  • Votes 115

Tenants need to pay, certainly in this case. But instead of constantly fixing this: have you evaluated why it breaks? I have not understood exactly what in which position/location breaks. If it's a door: do what @Bryce K. wrote. Heck, my grandpa had to do that as I kept running through the damn screen on the porch door as a toddler LOL

If it's not a door but a window: How can this keep happening? Talk to the tenants to find out the cause, maybe there is an easy fix. If it's lack of tenant-brain: you can't fix stupid. In that case make them pay. Every. Single. Time. You may want to charge for your time at some point if someone else fixes it since you need to arrange for a handyman etc. I also consider this to be a bad sign: tenants don't seem to pay attention and don't care about the property. You may want to get rid of them.

But do find the cause!

Post: Security/Holding Deposit Issues

Andy D.Posted
  • Investor
  • Zürich, Zürich
  • Posts 292
  • Votes 115

As has been said: when money is changing hands, always have this documented in writing. date/time, amount, who gives it to whom, purpose. And whichever else topic might fit the situation.