All Forum Posts by: Christine Swaidan

I have monthly pest control on multi family units. Outside only and interior as needed. Probably over kill.  It’s one less thing that I have to deal with. I try not to provide services for single family places but have on occasion. 

@Justin B. Thanks for the support. Just knowing that I can turn over everything at anytime (I already have PM for the SFRs) makes it less stressful. (The fact that we had 2 deaths--natural thank God--two weeks ago in these apartments, 2 days apart, didn't even faze me!)

Crap. Just lost another tenant at 5am today. This is a 55+ complex with 70 units so not completely unexpected and the guy had been ill for over a year. 

@Nicole A. Thanks. I have ceased all communications at this point. 

@Wade Sikkink Guilty as charged. I did not check his references. I'm still kicking myself. 

@Greg H. Fair question. I don't think you are missing anything. Here's the link to the California law. http://www.dca.ca.gov/publications/landlordbook/re...

It's not an exact fit in my case because my tenant was violating his lease no question about it. As I indicated, the first attorney said do not serve him the notice and the second said serve him but I may not get him out. If this guy continues to smoke we will move forward but for right now I am holding. 

@Justin B. Thanks for the support. Just knowing that I can turn over everything at anytime (I already have PM for the SFRs) makes it less stressful. (The fact that we had 2 deaths--natural thank God--two weeks ago in these apartments, 2 days apart, didn't even faze me!)

@Fred Heller I understand. He's not my only smoker but as far as I know he's the only one who is violating his lease re the smoking. I'm phasing in the non-smoking addendum as new tenants move in. 

@Greg H. I know I can give him a 30 day notice but the attorney I spoke to was not confident that I would win. I'm reluctant to spend money and create more hostility when I might have to have the guy around for a while. 

@Amy Beth six months is a California thing. I was mostly posting this tale of woe because I wanted to share this with other landlords. Good to have month to month leases but nothing is perfect. 

@Ryan Murdock I spoke to two attorneys. One said don't give him the notice and the other said it's iffy.

@Thomas S. I think he is upsetting enough of his neighbors that he may move. Yes, I think there are some mental issues, too. I am told a neighbor called the police to report him for annoying behavior. 

@Kim Meredith Hampton I don't want to give him a notice unless I can win.

@Bettina F. All notices were served properly and records are being kept. Thanks for the tip on testers. 

@Deanna McCormick I let him in. He's employed with an excellent credit score. I blew it!

@Justin B. I'm keeping an eye on him to make sure there is no more smoking. I'm not dropping this.

@Rick T. Great idea about having documentation for his issues with other tenants. 

Thanks, everyone for tips and support. I confess it has unnerved me. Just don't need this right now--but life goes on! I am not communicating with him and I am saving all texts just in case. Moving on to other projects. Starting a rehab on a big house that is long overdue for some tender loving care and doing a rehab on a 1+1. Both start November 1. It will be a busy month.

Not really asking for advice here but did want to share a recent situation. Newer tenant who signed a non-smoking agreement when he moved in was smoking pot. Another tenant complained of the smell. I gave newer tenant a warning notice that he was not allowed to smoke per his lease and this was a tenant complaint and a lease violation. The situation escalated rapidly.

I received a long and rambling message from him stating he has an anxiety disorder, has had breathing issues since moving into unit, his Ionic Breeze is covered in fungus or mold, says crack is being sold outside his apartment, warned there would be "legal problems" and wanted to meet. 

I texted him that I would be happy to meet the following day.

He texted back with a lengthy text that he did not want to meet with me, he feels singled out and harassed. Says we will speak after he has spoken to an attorney. He is contacting Adult Protective services and filing a formal complaint with HUD, Consumer Affairs, Better Business Bureau and Dept of Fair Employment and Housing. He also says I have corrupt business practices, he is a Christian and I owe him an apology. He will also be contacting my insurance company re meth heads on premise. He is suing the tenant who complained for libel even though he's not sure who complained. And he wants me to pay him to move out.

I gave it a day and wrote a text stating I am not aware of any illegal drug use on the property but if he is, please call the police and here is the number. I reminded him that he signed a non-smoking agreement and let him know that all he has to do if he is unhappy there is provide a 30 day written notice of his intent to move.  ( He's month to month. ) Short and sweet. 

Another long and rambling text stating that he will not be victimized by my dismissive attitude. He says he is honest and I'm a crook. Also demanding to know the name of the person who complained. At this point he is pissing off all the other tenants who want him gone because he's violating their right to a quiet and peaceful place to live. 

I'm pretty sure I can just give him a 30 day notice and be done with this nonsense but want to run it by the attorney. This is the kicker. Because of all of his threats and accusations I  should not give him the notice because the judge will view my actions as retaliatory. I have to wait six months since his last complaint otherwise my chances are slim to none that I will prevail. 

Yes, you can take partial pay and then give a three day notice. This is a difficult job when we have to deal with people that just don’t have the money. 

Overstock, Amazon for drapes. I get the rods at Lowe’s. 

Having property management company gives me some breathing room and take a lot of the stress off my shoulders. It's nice to have someone to run issues by. I took over 13 SFR when my husband became ill—think getting thrown in the deep end of the pool without a life preserver. I turned them over to PM after two years. By that time I pretty much knew what I was doing and felt confident that I could manage the PM and also afford to hire management.

Many less headaches but I am still an active participant in decisions. The company I use charges me 6%of gross rents because of the volume I gave them. I will have my first turnover November 1 and decided it was a good time to do a rehab. They are happy to do everything but I’ve decided to run the show myself and I’m sure to save a lot of money by using my own people that I have established relationships with.. I will have a better idea of the services of this company after the unit is up and rented. 

I have a large multi-family that I have kept and can focus all my attention on now that the small properties are taken care of. Onsite managers protect me from some of the day to day drama but I make all monetary decisions and coordinate rehabs. 

I recently bought my own signs to be posted at the entrances of parking lots. In California I had to use a specific size lettering. I put the name and phone number of the towing company plus local enforcement, police department in my case. I got the specifics from internet search for California.