All Forum Posts by: John A.

I'm very happy with Cozy.co

Isn't a FAX nothing more than a picture of a document?  As long as it is readable, I would accept it.

Check your state's landlord laws.  Send the tenant a pay or quit notice IAW state law.  Call a lawyer.

Here's the situation: I've got a single story SFH in southern AZ. The house has natural gas lines running to the gas furnace, the kitchen and the laundry room. The only thing hooked up to the gas line is the furnace. Currently, the stove, clothes dryer and water heater are all electric. The water heater is in the laundry room. There is no roof vent in the laundry room.

Now my question:  The tenants always complain they have to pay $20 a month in the summer for gas service they aren't using.  Both the furnace and the water heater are getting up in age.  Given this situation, would you convert the house to 100% electric or convert the water heater (and maybe the stove) to gas?  Or are there other options?

The move out inspection is not the time to argue over pre-existing or new damage.  It's only to record the condition of the property at move out.  Be clear with the tenants up front about this.  Then, as you do the inspection, point out and photograph any and all damage to the property.  If the tenants fuss over anything, tell them they can take as many photos they want for their own records while you are there.  When you are done, verify a mailing address to send the balance of the deposit and tell the tenants they will be sent an itemized list of deductions (if there are any) and the balance of the deposit (or a request for payment if the damages exceed the deposit) by USPS within the time required by the AZ landlord tenant act.  I usually provide a copy of the before and after inspections and photos with the itemized list of deductions.

I recommend you do your research on what the law considers wear and tear vice damage.  Also remember to consider the depreciated value of items you replace and charge to the tenant.

I think your intentions are great.  But I don't think your tenants will read past the first paragraph.  I would leave the first paragraph and include pictures of the main circuit breaker and water valve in the off position.

Pretty much what others have said:

1.  The hassle of showing the property to prospective tenants; including the no-shows, clearly unqualified applicants and clearly undesirable applicants.

2.  Training new tenants on things like how to pay the rent, how to request maintenance, what is the tenant's responsibility to clean, and what the lease says (yes, I do enforce the lease).

3.  Hearing all the excuses of why the rent is late.  Although sometimes this is very entertaining.

Once you know what to expect and are ready to deal with it, self-management isn't too hard.  

Hi James!

I'm also in Sierra Vista, AZ. Welcome to BP. I agree - owners in town want way too much at the moment. I have a couple of SFR rentals in town and hope to pick up another one within the year. It seems prices have gone up and rents have gone down over the past 12 months. I have a Facebook group for local investors (Sierra Vista, AZ Real Estate Investors). Come join us on Facebook.

John

Any utility that can go in the tenant's name is the tenant's responsibility.  In my city, the trash and sewer must stay in the name of the property owner.  So, I pay the fixed monthly trash and sewer bill and adjust the rent accordingly.

@Joshua D., since the utilities you listed are lienable in your locale, I would pay them myself and put in the lease that landlord pays first $X of water bill, any usage above that is billed to the tenant.

@Joe Worley, ask the tenant for a copy of his orders requiring him to leave the area.  You should call his unit and confirm if they look suspicious.  I rent in a military community and have a military clause in my leases.  Service members can cancel the lease with at least 30 days notice and official orders.