All Forum Posts by: Chris G.

We manage a property that was having drain field issues for awhile, got estimates and had the owner approve one of the vendors. Our office signed the contract and they got the permit and replaced the drain field. About 3 months have gone by and we just received an email from a communications company billing us $4,000 for breaking a communication line buried in the yard. I have the chain of emails between them and the contractor pretty much saying that they saw the cable but rather then calling they called after digging through the cable. After reading back through the contract it states the contractor isn't responsible for rocks, trees, driveways, or utility lines. Who would be responsible for paying this? The property owner, our management company, or the contractor? While they did mention they aren't responsible for utility lines aren't they suppose to stop digging and call the "call before you dig number" if they find a wire. 

Wanted to know if it's possible to send a tenant to collections after a move out/ evictions for additional charges the security deposit didn't cover. We've ran into an issue where if we take a tenant over from a previous management company or a tenant the owner had put in place we don't have any "applications". The only documents we have would be a signed lease, and tenant ledger. The collections agency we use currently says that without an application they can't do anything. Is this true for all agencies?

For example we took over a property from another management company and they only provided us with the lease and ledger and refuse to give us the application (this has happened many times). A month later the tenant moved out and owed rent and damages around $3,000. The collections company said sorry we can't do anything since you don't have an application for that tenant. This would be based in Florida and if there's any companies you can recommend who would accept it without an application.

Have a weird layout property where the front door is on the 2nd floor and there is a set of wooden stairs to get up there. A large tree fell during the storm last week and took the stairs out so the tenant has no way to access the unit until we can fix the power lines and remove the tree which we're working on. Is the tenant still obligated to pay rent during the time they can't access the property? Or is there time frame it needs to be fixed by most vendors are backed up right now.

This is in FL and the lease says "We will not be liable for any damages, loss, or injury to persons or property occurring within your dwelling or upon the premises. You are responsible for obtaining your own casualty and liability insurance. If we determine that your dwelling should not be occupied because of damage or risk to property, health, or safety, we may, at our option, terminate this lease. Any delay or failure in the performance by Landlord hereunder shall be excused if and to the extent caused by the occurrence of any event that is beyond Landlord's control, such as fires/ floods, earthquakes, wars, sabotage, terrorism, vandalism, governmental acts, injunctions, or labor strikes, acts of God and any other occurrences that are unavoidable or unpreventable despite reasonable efforts to prevent, avoid, delay, or mitigate the effects thereof."

I was looking to add a new section on current owners management agreements and new agreements regarding an additional charge. I noticed other companies charge the owner a fee like a $100 admin fee or something if we take over a property with a tenant the owner put in place and then have to evict them after a month to two later. I know on resident leases you can add a new addendum on the lease at renewal time but our management agreements don't expire they continue forever essentially unless either party gives a notice to terminate. How would we go about adding this on there in FL? Is it even possible to do or would they have to sign a whole new document?

We have a condo in a building that's 3 stories and around 20 units. There's a home owners association and condo association that pretty much manage and take care of everything on the outside of the building and common areas. The tenant received their water bill and found it was $500 when it's typically only around $30. They had no clue why and found out through their neighbor that the utility water meter was leaking. It has been fixed but since it took them awhile the tenant received their second water bill for $350. I don't expect the tenant to be checking their water meter on the backside of the building since it's at an apartment style building so would this fall on the condo association or utility company to refund the tenant? Both seem to be ghosting the tenant and myself. 

Just an observation and could just be around me but I've noticed quite a few owners we have selling their rentals properties since the rental market has been lower compared to a year ago and the condo associations have been increasing the fees a lot. For example one of the communities has raised the condo fees almost $75 for the past 2-3 years sitting at $375 right now when rent for these units are only around $1100-1300. Another one has owner and condo fees which total almost $500 per month when the rental rate is only $1300. It makes sense to me that they'd sell if they're barely making a profit. 

@Robert Ellis

I agree I was surprised when I saw that posted on the website. I'm located in Central Florida area. Most of the houses at least around me are very similar to what you mentioned. 

@John Underwood

I agree, I figured this would attract someone that doesn't have the time to put any work into the property. I know we have a lot of owners that purchase new construction just because it's "nicer looking" and has a "warranty". 

@Taylor Dasch

Thanks for the reply, yeah I'm not looking at this for myself I just work at management company in the area and was curious as how investors would look at this concept. 

Anyone have an opinions on these build to rent concept companies. In my area there's a company that offers this but has a sister property management company so once the home is built the property management is already set up as well. Since it's all one company pretty much it seems like it should work efficiently compared to an owner trying to do this all themselves. Website mentions that once the construction team notifies the management team it's almost completed they can start the advertising process. "The rental rate will never be less than what your sales contact communicated to you before your purchase" this seems like a difficult promise to keep. To me this seems like someone out of state or even local investors or beginners would look for since it's more "convenient" and would make it more difficult for other management companies to get new construction properties but then again I'm not sure how good the builder or management company is. Would love to hear others thoughts on this.