All Forum Posts by: Atwan Kwan

So Dual Agency is restricted in my state......

Of course I have a potential pocket deal.....that I'm sure I can close if parties choose to enter.

Can I work around this restriction??   By listing the seller fee to double, and serving as 'transaction agent' to the buyer, could I close this deal?

So Dual Agency is restricted in my state......

Of course I have a potential pocket deal.....that I'm sure I can close if parties choose to enter.

Can I work around this restriction?? By listing the seller fee to double, and serving as 'transaction agent' to the buyer, could I close this deal?

@Brian Garlington Thanks, for feedback. Good point and understand it's the future-worth that counts.

A little more background, this landlord isn't exactly the lavish developer type. Despite a very good townhome, it was rented out with badly stained carpets, damaged kitchen vinyl flooring and appliances from the 70's..... the roof literally fell on our previous tenants and it was like pulling teeth to get him to pay a DECENT roof repair.

I recognize he's pretty lucky to get it rented out at all now, let alone 15% above market value. If we were to put it on the market again, I'd estimate at LEAST $10k to get it market ready for new carpets, appliances, paint.

Knowing the condition I rented to him before, currently it wasn't anything I could make a case that wasn't "normal wear and tear".

If I don't take this into account, I'm over-shooting for a client that is underinvesting 

........and there will be negative return on his investment home. Along with zero commission for my agency........

@Stephen E. thanks for feedback. Ive taken everything into consideration and prepared for the worst.

There was a huge variance in observations from the inspector to contractor. Which is what prompted me to ask for your thoughts.

But I'll take the contractors' with a grain of salt over my personal observation. I know I'm looking for irreparable damage.

The other floors aside from basement did not have a significant pet smell.

The contractor does not know this tenant nor does he normally check for damage. The inspectors observation was more accurate to what I saw.

Inspector reported a dog too, which I know is the mom's who doesn't live with them and tenant says he watches occasionally, which I believe hence no overbearing dog smell despite it being a 50+lbs dog.

It's a lot of different info to consider, but I also want to keep a good relationship with a tenant who's always paid in the end.

Maybe under cautious, maybe over? But maintaining a good thing is always fine for me in this business....

I'll disclose to owner and see his thoughts too but I agree a 1 month follow up and tell him I want no smell then, sounds good for me

Thanks for replies guys.

Fortunately his place isn't as bad as described and closer to what I remembered.

However it is a bit messy, nothing Irreparable.... But preferably cleaner

As for pets, he said one cat. And as mentioned nothing unbareable. Smelled like ammonia, probably because of unchanged litter....

I talked with him. Told him I'd be back in 3 months and smell should be gone....

@Dawn Anastasi can you give notice to evict if tenant if they didn't disclose for something they had a right to?

is it the same as smoking in a place that allowed smoking, but telling me she was a non-smoker? (barring the deposits and pet rent comparison)

@mike I wouldn't think written notice is necessary for not allowing pet damage

@Dawn Anastasi thanks.... i'll go over there and see if it really reeks to permanent damage status.

But I'm not a 1 strike your out type person.... especially if the situation is amendable

(he's paid late fees and NSF fees twice totaling over $300)

@Mike Dymski thanks i agree it's not optimistic, if tenants have been trying to "get away with this for so long and every month he pushes a week for rent....

but lease ALLOWED pets, he just didn't disclose it, so i'm not sure if i can evict on that

@Gail K. @Rob Witt Thanks, is there a way to put a pet limit??

What other ways can you instruct the tenant to keep better hygiene? and enforce a cleaning??

I plan on charging $200/pet deposit, and $20/pet rent

@Mike Dymski you would immediately go for eviction? and not give a chance for them to sign a pet addm and submit deposit as well as clean the place?

I'm the manager, but I know the owner was open to pets and it's reflected in the lease. 

Tenants just didn't disclose....

I prefer to let them stay, as long I find a documented systematic way for them to clean and account for the pets