All Forum Posts by: Shannon Slade

Welcome, make sure to post in the New member forum. 

We use Cozy.co for rental payment from tenants and for background/ credit check.  Cozy is a very user friendly.  You and your tenants can link your checking accts to make and receive payments and its free to use.  

Some of our requirements are:

Income needs to be at least 3 times rent - Verify by calling employer

No evictions in past 3 years

No pedophiles

Verify current living status

Also do some social media trolling, we have had several times they meet the criteria above but it comes down to a character judgement call.  If I notice too much drama, whining or blaming others for their problems, then it's a NO. 

@Cody L. -  haha good one

Draw up a M2M lease agreement and start collecting rent from her!

@Lauren Daly

You really need to take an extra precaution when allowing electrical work to be done at your home, there are way too many variables that can cause a problem.  

Glass top ranges, dishwashers and vent hoods have all been bought used and in good shape from craigslist.  In my homes I do not maintain a fridge or offer washer and dryer, that is the tenants responsibility.  The appliances i buy used have been bought for 50-75% less than can be bought new.

If the fridge goes out the tenant will not tell you until everything is spoiled and i can guarantee they will have $200-$400 worth of beef in the fridge at that point.  Then next month when you go check out something else and you peek in the fridge there will only be a 6 pack of beer and bologna inside.  I bet you can tell I have been down this road.  

I hope this helps!!

Rent = 3 times monthly income plus in our area is a good number. That is my minimum!

I saw this in another discussion and I believe it was posted by Deanna McCormick

The following is a partial list of charges that will be deducted from the security deposit if you fail to clean these items. If the total charges exceed the amount of the security deposit, you will be billed for these charges, charges unpaid after 30 days may result in a judgment being entered against you and the account put into collections.

All debris and items must be removed. Labor for removal is charged at $45.00 per hour.

Closets must be emptied, vacuumed and wiped down. $15.00 per closet

Light fixtures – glass cleaned and bulbs replaced $15.00 per fixture /$1.00 per bulb

Ceiling fan, blades- clean top & bottom, motor housing dust free $30.00 -$50.00

Vacuum – per room (carpet is shampooed by management after move out at no charge) $15.00

Carpet- burns, stains, soil as per estimate / replacement

Baseboards – dust, wipe off, vacuum per room $15.00 per room

A/C vent cover – vacuum, dust $15.00

Windows – Glass, tracks, clean and dust free $20.00 per window

To remove window pane, slide pane to center of track- grasp each side, gently lift up and pull forward to remove, clean, replace in correct order.

Window- Glass replacement $35.00 per window

Screens replacement- $25.00 per window -$40.00 per patio door $25.00- $40.00

Mini-blinds replacement $20.00 per window

Patio door – Glass, clean both sides, track vacuumed, wiped clean $35.00

Patio blind replacement $50.00 per window

Outdoor patio globe- clean $15.00

Sweep off patio and railings $15.00

Bathroom exhausts fan/vent cover, clean, dust free $15.00

Bathtub, clean tub and tile surround $25.00 – $60.00

Bath sink, vanity/countertop, clean $20.00

Bath – medicine cabinet, clean inside, mirrors, light guard $20.00 min

Bathroom floor & wall tile – wash, clean tile $20.00 min

Towel bar replacement $18.00 min

Toilet tissue spindle replacement $5.00

Toilet – clean inside bowl and outside $20.00 min

Toilet seat replacement $20.00

Kitchen cabinets – wipe off grease; remove shelf paper, empty out $20.00 min

Kitchen-sink, countertop, wipe off, clean garbage disposal ring $20.00 min

Dishwasher – clean, remove any food particles from inside $20.00 min

Vent hood – wipe off grease, clean filter, clean light guard, top/underside $20.00 min

Stove/ Oven- wipe off exterior, clean under drip pans, clean oven/racks $25.00 min to $125.00

Drip pans – clean (replacement cost is $7.50 each) $30.00 max

Broiler pan replacement $20.00

Refrigerator/ Freezer-wash off exterior, top, seals, inside, crispers $20.00 min to $75.00

Walls / Woodwork – remove nails, screws $15.00 min

Wallpaper boarders-removal per room $50.00 min

Nicotine – stained walls/ woodwork that require cleaning (see below explanation) $25.00 per hour min.

The cost to prep the unit for painting requires the walls and woodwork to be washed clean from the smoke odor/ and nicotine stained damage.

Garages

Garages should be swept clean and all debris removed.

Floors should be clean and free of oil and fluids. $25.00 min

ABANDONED PROPERTY REMOVAL DISPOSAL CHARGES

Kitchen table $20.00, Kitchen chairs $10.00 each, Upholstered chairs $20.00 each, Sofa/ Couch $35.00- $50.00, Hide abed $45.00, Mattress $20.00, Box Spring $20.00, Dressers $40.00,

shelves, entertainment centers, bookcases, end tables, coffee tables, $15.00 - $50.00 each.

Computers, Monitors $15.00 each, Televisions & Stereo Equipment $25.00 - $50.00 per item.

@Adam Michael @Ron Rohrssen - I listed my homes for rent the same way on Cozy.co with my contact info in the listing.  Once the applicants wanted to rent the home then I fwd them the app link for the potential tenants to fill out app, background and credit check sent to me.

1. The applicant is actually approving cozy to pull their own credit and to fwd to you. So you should not need a FCRA consent form. When you send over the application email then you should have them sign an authorization of information release, to check current residence, VOE.

2. When you accept the applicant as a new tenant.

I hope this helps

What does the lease say about maintenance/repairs, LL entry to unit with or without notice given and what times of the day can you enter?   

Document and take pics all you have done to try and get her to leave and of damage, pull rehab permits, verify entry, repairs with property code before doing below.

If you are allowed entry during normal biz hours and you can enter to do maintenance, then start your renovation while she lives there.  I mean pull up floors, remove sheet rock to fix mold and whatever else needs to be fixed. When you leave for the day make sure she can walk on some type of subfloor, she can live and lock up.  She will either deal with it or move, only one way to find out.  She probably will not stay long and if she decides to take you to court then you have documents and pictures showing the house isnt habitable.  Also if she calls Code enforcement you have already pulled the permits and specified the work needing to be done.  

About the only way I have been able to completely remove those odors are to:

Remove old carpet and padding, remove existing window shades/curtains/blinds, paint walls, Change air filters and possibly have air ducts cleaned, pretty much anything porous enough to absorb odors will have to be removed for odors to be completely gone.  

You can also try an ozone generator and make a search on this site for odor removal because recently I have seen someone else post about this.

Good Luck