All Forum Posts by: Jhansi B.

I appreciate all the advice I am getting here and I am not ignoring it at all. If I really didn't want advice I wouldn't be posting here. When I first posted I got a reply John Q and he mentioned get her out quickly without the mess of court unless I am 90% sure that I will win otherwise the CA courts are tenant friendly.

I spoke to few lawyers and I felt the good ones all suggested that I need to fix the problem (I knew roof was leaking, it hasn't been raining so there is no leak in the last three months or so) and then need to replace the sheet rock.

Since she talked about the mold, I want to be cautious about getting licensed inspector to come and check and go through the remediation process with them, that way when I go to court they can see that I am proactive in fixing and am concerned, which truly I am. I wouldn't want my investment to succumb to mold either.

Once I fix whatever the remediation process they recommend, it is time to go to court about the rent. The rent was due on July 15th, late on 20th..

I know this tenant uses the words like retaliation (she got another dog without requesting, lease says only one dog) If she had asked for another pet I would have said yes with a pet fee.

I wonder if property managers put three day pay or quit notice every time tenant is late. If they do how many of the tenants follow that, what if they pay after 15 days before the eviction, would the property managers let them stay, then the tenant will get used to that routine too.

I have a tenant who is staying in one property for 9 years, he might have been late two or three times in the whole time. another tenant almost three years, if she pays later than 3rd and before 5th we get an email saying she is depositing little late.

In this whole process what I learnt is that the late payers repeat it all the time and of those late payers who will pay but they are late. And this is the first time I got a professional tenant.

The other two tenants just have no clue how to manage the money, one of the tenants doesn't mind putting a lien on her car on owners name.

Again I appreciate all the comments and I am sure if I take this professional tenant to court now all I am doing is dragging it longer and spending lot more money. I am fixing the problem and then taking her to court if she doesn't pay rent. and with her there is no grace period, no waivers nothing. If she doesn't pay rent on 15th, she gets 3 day pay or quit notice such that it falls on 20th and if she doesn't pay eviction is filed. and I can't wait for march to roll in when the lease expires, she will get 60 day notice to vacate just to be safe.

I need to do these repairs either way whether she is withholding rent or not. Why would she not pay rent when it is due and if she doesn't, I can evict her right. One thing for sure I will not rent her the home when the lease expires. Her kids go to school in the neighborhood, it is a nice neighborhood and she likes the home. Now she has two pets and it is very hard to find a rental with pets.

Most of our tenants are honest, I need to learn to weed out the bad ones in the beginning itself. I have always thought I would work with them and it will be a win win situation. Now I have three bad apples who don't pay rent on time and I have to go through eviction. If I didn't have this experience I would have worked with them for little more time.

I look at it this way she is losing more than I am. I might be losing few months rent, but she will not get a referral from me and she has to move out which will add to her expenses.

all in all I hate to go through the court system, paying $400 an hour to the lawyer. I do what I need to do right and if I have 90% tenants who are good apples and hopefully over the time I just chose to not rent with bad credit tenants, I will be ok in the business.

David,

I had environment services company inspector come out and inspect the property. He didn't read any moisture in the house, he took two air samples and one physical sample. Waiting for results to come back.

I need to fix the roof before we go through the remediation process, I have decided to do the remediation process instead of dragging myself to the court. I went in to the house she literally pulled out the baseboards to show that there is mold in the bedroom. The inspector thought there is mold in the garage but not in the bedroom. We will fix the items and make sure the tenant pays the rent on time. When this time she doesn't pay on time we are going to go through the court.

I will post as things start moving. It is very frustrating.

Jon,

I really try to avoid confrontation of any sort. I haven't seen inside of the property and in CA, Landlord can enter the unit with 24 hour notice and the lease also says that. I didn't want to take chances entering the unit without her permission even though I can legally. Since she is withholding rent for the fixing the property and she considers it an emergency, she should be able to work with schedule instead of postponing.

I will definitely speak to a lawyer. For every 10 good apples there is one bad apple and coming across one like this keeps me wondering why I am in this. but my heart says because I love what I do...

Thanks for all the replies guys. I have asked her on the same day she complained that she can move out immediately if she thinks the house is inhabitable. She doesn't want to move out as she likes the neighborhood and kids are enrolled in school etc...

I took an appt with inspection company to inspect mold and she doesn't want me to enter the unit without adult present as she has a minor child in the house. so I had to cancel the appointment.

Today I went ahead and posted a 3 day notice and I get a call from a lawyer saying we can resolve this, my client will pay the rent as soon as you finish the repairs etc.. She said if I decide to go for unlawful detainer lawsuit eviction then in her own words, she is going to win and I will be paying $400/hour fees for her. She is literally threatening, wanting me to not file the suit I am sure the lawyer wishes I do though so she can make more money.

what should I do now? Has anyone dealt with mold issues? Do I go with inspection company or do I just get a contractor to replace the sheetrock.

Looking back when there was a roof leak, I should have removed the sheet rock because it stopped raining, I thought it will dry out and no problem.. and also the tenant did not say anything after that it just went to back of my head.

Bottomline is I would love to have this tenant move out, she lies about everything literally. I just can't trust a person like that. She is supposed to pay $250 pet fee in the first month and she hasn't paid and I haven't noticed. In the lease it says one dog and she went ahead and got another dog without asking or paying pet fee.

Today when I went by the house I noticed she removed the blinds (we installed new blinds) in front window and put curtains. Backyard had new sod installed before she moved in and now I need to look for green spots. Dogs peed everywhere killing grass.

Here is the story short. Rented single family home in March and the tenant was late in payment in May (which I gave her grace period and first time late fee waiver) and again she was late in June but said that she paid but bank paid to wrong acct etc..

In July she hasn't paid rent yet and when I sent her texts and email which she hasn't replied and suddenly this evening I get an email saying she is withholding rent because I haven't fixed the items in the house. My last communication with her is text message saying AC is not working which we have replaced recently and then she replied saying it's been taken care of the guy who replaced it. We replaced water heater, AC, Furnace, replaced the floors, all the appliances etc..

Unfortunatley roof leaked three four months ago and water came through the drywall in the garage. She has never mentioned to me that the moisture came to her daughters room. Now she says that there is mold and she had to go and purchase mold remediation stuff this weekend etc.. also there is gap in the side garage door we installed so pests are coming in, and AC guy took time to fix the problem which increased her PG&E bill $200 and there is a stump in the front yard which is a sore eye etc..

My gut feeling is she doesn't have money to pay so she is using all these as excuse. I would really love for her to move because I don't want to deal with people like this. These are free loaders, they just don't want to do what is right, pay rent but find excuses not to pay rent.

What should I do now?

Thanks

Thanks Bill. Yes my husband is on title and we own it free and clear.
Because he owns the house is it legal to go and change the locks. We are in Northern Caifornia.

HOA has these rules and regulations which clearly states that there has to be carpet in the living room and bedrooms to minimize the noise to down stair units. The HOA person noticed the laminate floor when she came in for fixing the plumbing problem and we started getting violation letters.

We are in an unusual situation. We purchased a condo for my stepson for him to live there and the agreement is for him to pay for the association dues, property taxes etc (the cost to maintain a home).. His mom also moved in with him and now they don't want to move out. They haven't paid any money in the last two months.

this condo is in a community where rentals are not allowed, to make things worse we installed a laminate floor after purchasing and it is against HOA rules. Now they are charging penalties every month and we don't have access to the property (locks were changed after they moved in)

What is the legal way to have them vacate?

Thanks

We own three college town properties managed by property management company free and clear. Would like to do a blanket loan for three Properties together due to the cost of each loan. Each property might appraise between 100K to 120K. Ideally I would like to finance them in a LLC or S Corp, to take advantage of number of loans we can get personally (10). Is anyone here from Starkville, MS? Thanks

We purchased a bank owned home and some of the kitchen cabinet doors and drawers are missing. I can order the doors and drawers, drawer fronts from companies and it will take close to three weeks if not longer. My plan is to paint the kitchen white anyway.

Is there anyway i can have them made quickly? I have locked the interest rate for the refinance and it has already been a month since. I need to get the appraisal done quickly. The doors don't need to be fancy, just functional.

Thanks[b]