All Forum Posts by: Carrie Westover

Thanks for the feedback. Actually their rent is due on the 5th so they are only a day late. But yes, it appears from the minimal communication they've given me, that they don't plan to pay this month's rent. Their explanation is unforeseen family events and a week ago they cancelled quarterly inspection due to a family emergency. This being the case, I hesitate to be a stickler but I don't want to lose out, either. 

hello BP landlords!

I am 3 years in on my first rental, having gone through a smooth, no problem tenant change once. I just received notice that my current tenants, who signed a two year lease in April this year, are moving out in 2 weeks- having not paid this month's rent. I am looking for advice on how to proceed. I believe my contract states a lease breakage penalty of 2 months' rent but I have to double check.

Thank you for sharing your wisdom!

 I actually got an estimate for the door replacement. It is a hollow door and if I could buy it off the shelf and install myself, it would cost just $46. But It has to be special ordered due to its size, then notched for hinges, then painted. With installation the entire thing would cost me $240.

The blinds I bought actually cost about $55 dollars each. And they were the exact kind that were in there. No, they weren't the cheapest, but it did bring it back to the condition that was provided. As I understand it, that is a tenant's responsibility, to leave the unit in the condition that they took possession of it in, minus normal wear and tear.

The cost of these items were given in advance and signed by tenant as part of the lease agreement. Had tenant repaired them himself, he may not have incurred as high a cost, but he chose not to. I agree that I should only charge for the one door that was undamaged when tenant took possession.

carpet- since my lease provides for tenant to be responsible for professional carpet cleaning, next time maybe I will get it cleaned myself after move-out and then charge actual receipts to tenant's deposit. the point of the cleaning is for the carpet to be CLEAN after all.

Hi-

First time tenant turnover for this landlord . . . would like some feedback on security deposit use questions.

We have a lease rider attached with costs spelled out for certain things that need repaired, replaced, or cleaned. In addition, I gave tenant a move-out checklist that was very thorough and included damages that I already knew about. Some of the things he did, others he did not.

As I am itemizing it all out, I am coming up with nearly double his deposit. However, some of the things my husband and I will be fixing ourselves. So our actual out of pocket cost will be parts only. However I think it is reasonable to charge for our time as well, seeing as if we didn't do the repairs, a repairman would charge us for labor. How to document this? As a general question- can you charge for damage without actually fixing it? ie a fee for carpet damage but not replace carpet right now?

Here is a rundown of what I am charging. I would appreciate any input regarding these items:

1) Missing blinds $50 ea

2) Holes busted in doors $200 ea (there are 2 with holes . . . one of them already had one hole in it prior to tenant move-in but he has put additional holes in it)

3) Carpet cleaning. Lease requires tenant to have carpets professionally cleaned which he did and provided me the receipt. However, there were 6 quite noticeable red spots (not to mention the blue spots) still left in the carpet. I had those spot cleaned and they cleaned up nicely. Can I charge for this? In addition there is a sizeable chunk of carpet torn out of one of the stairs. Is this normal wear? Carpet is 6-7 years old.

4) holes in walls: lease rider itemizes this at $75. Tenant did a poor job of patching and painting 2 holes in living room. Upon inspection I found another in living room, one in bathroom, and several small ones in a bedroom. I am waffling between charging $75 once or twice for this damage (that would include patching and painting)

5) Trash removal- tenant left an overflowing city can full of trash plus extra that wouldn't fit in can, including broken window glass. Per rider this is $100

6) two bedroom closet doors were off their track, one with a broken roller.

7) broken sprinkler heads $85 for my service to repair

8) leak in the sink faucet sprayer. Must have been leaking because there was water damage in the cupboard bottom.

9) Kitchen cabinets- one broken hinge. several spots where the refinish (it is like a wrap) was chipped out, another where it is all coming off of door due to baby lock that was rubbing against it. Not sure how to charge for this. Cost of full refinish?

Wow, this is getting long. I appreciate any comments! 

Thanks,

Carrie Westover

 How about when they previously owned with an ex spouse so there isn't really a rental track record? I that then just relying on credit check?

Assuming a prospective tenant has shining references from previous landlord, over sufficient income for rent, but bad credit (following divorce, etc.) and possibly considering bankruptcy to begin rebuilding credit, what effect might this have on their ability to continue paying rent. 

I don't know what I don't know about bankruptcy. She said she doesn't have any monthly debt payments. 

What does your experience show?

Thanks in advance!

-Carrie Westover

 Thank you for this advice. I am definitely going to incorporate it!

 So you are taking possession mid-month but tenant paid full month rent, correct? You make a great point about the shape of the property . . . but what about marketing and showing the property? Last time it only took us about 2 weeks to find someone. Do you show properties with tenant still in them? The lease agreement requires him to allow it and he's been very cooperative regarding inspections, repairs and so forth in the past. But are prospective tenants turned off by seeing a property with someone else living there. It seems like to cut down on vacancy time, you'd have to market & show while tenants are still there.