All Forum Posts by: David Chwaszczewski

@Cameron Riley but you cant evict for non payment of rent if you accept any payment from the tenant.  Doesn't matter if its a dollar.  If your tenant mails you a check for less then the rent, and you wish to file for eviction on them, you need to refund the amount they gave in full before you can do so.

Now if you want to look in your lease and look for other things they are in violation of to evict them you could, but thats not what was asked in this post.

@Neal Ward I don't accept partial payment.  Once you do you are saying you accept the amount as payment for that month, even if its not the full amount.  Technically you cannot say they are behind or file for eviction until the next month after that payment is due and becomes late.  As far as late fees and eviction, ask yourself the question "Would my mortgage lender care what my excuse was if I didn't pay my mortgage when it was due?", "Would they waive the late fee or not file for eviction if I stopped paying?".

Do not waive the late fee.  I did this long ago and then guess what, they were late the next month again and looking for me to waive the fee.  As soon as I applied the fee and made them pay it rent was back on schedule.  I added this line to my lease for the tenant on late fees:

The Tenant understands that it is impossible or extremely difficult to compute the specific damages suffered by the Landlord for Tenant’s failure to make payments when they are due, therefore, the Landlord/Property Manager and Tenant agree that these fees are a reasonable and fair estimate of the costs incurred by the Landlord.

@Account Closed I rent to a felon now, but I did some investigation before doing so.  She was 18 and her boyfriend was selling drugs and she was living in the house with him, so she was charged.  She was upfront about it when I first spoke to her on the phone during my prescreening.  She turned out to be a great tenant.  When you are small you can take your time in selecting your applicants, just need to ask the right questions to get the answers you want to know.  Most big complexes turn away good people when they do not meet all the checkboxes they require.  They don't want to put the time or resources to investigate, its just a no and then next application.  I always tell the applicant we do background checks and we look for things such as burglary, aggravated assault, weapon charges etc.. Anything that could potentially bring harm or problems to our tenants and our neighbors in the community.  Most of the time they are upfront and if I don't feel they would meet my qualifications I let them know not to apply.  It really comes down to your comfort level with the applicant.

@Rod Joseph I have many rentals in Rock Hill and we don't put in washer and dryer in our units. Typically we put in stove and fridge (sometimes dishwasher).  I budget for appliances every month in rent so when it does go out I can buy a new one if i feel it was no fault of the tenant or at tenant turnover (its my call).  When I sign lease I tell tenant that the appliances are there and they are welcome to use them, but they are responsible if they break to fix.  We haven't had issues with them walking off or being abused.  If they don't want to use them I will pick them up and they can get their own.  I put this in my lease about appliances:

Appliances: The Landlord will NOT supply appliances. The use of gasoline stoves or other similar fuel burning appliances using highly flammable liquids and the use of portable kerosene, butane or propane stoves or other similar portable fuel burning appliances for cooking is prohibited by law and by this agreement. Dishwashers, fireplaces, garbage disposals, electronic air filters, water softeners, garage doors, door openers and any other appliance or fixture, are not warranted by Landlord. Wood burning fireplaces are for decor only and not available for use. Tenant will be responsible for all maintenance and repair of these items.

@Kendall Jenkins if you have any question feel free to reach out.  I am a full time investor in Rock Hill.  

@Daniel Robertson I am a contractor from Rock Hill and do Major renovations in that area.  I will PM you my contact info.

It can be a great place to have rentals, but you need to run the numbers.  Here is a breakdown of the taxes in York County SC from the website:  York County SC Tax

1. Property Tax Value- property tax value or capped value is the value determined at the last reappraisal. A parcel’s property tax value may be located on the Assessor’s GIS Mapping Search website. 

2. Assessment Ratio- The percentage of the property's value which is subject for taxation. The South Carolina Constitution allows all Real Property and Mobile Homes (excluding manufacturers, utilities or railroad properties) to be classified with a 6% assessment ratio. However, if you apply to the Assessor and your property is designated as your “Primary Legal Residence”; then 4% assessment ratio is used. Please call the Assessor’s Office to obtain an application form or download the form on from the County Assessor’s website. 

3. Millage- tax rate or tax levy as set by the schools, county, or city districts expressed in mils (per 1,000). Tax year Millage is found in the table below. 

To calculate tax estimate: 6% property – (1)Property Tax Value x (2)Assessment Ratio = Assessed Value x (3)Millage = Estimated Tax Amount 4% property – (1)Property Tax Value x (2)Assessment Ratio = Assessed Value x (3)(Millage – School Operations millage) = Estimate Net Tax Due Examples: 6% 

Property located in City of Rock Hill property tax value $150,000 $150,000 x 0.06 = 9,000 x 0.4181 = $3,850.20 4% 

Property located in District 1 Newport property tax value $150,000 $150,000 x 0.04 = 6,000 x 0.1758 = $1,054.80

If you have any questions feel free to reach out.  I am a full time investor in this area.

Good Luck!

Gill insurance in Rock Hill is who we use on all our properties.  Ask for Tammy Gallion.

@Cindy Hurtado

Your Taxable Value on this property is $ 71,500.

So here how it breaks down for your taxes in Rock Hill SC:

$71,500 x 6% = $4290 (6% is non-owner occupied taxable rate)

$4290 x  .4108 = $1762.33 per year  (.4108 is the current 2017 millage rate)

So your taxes are going to be $146.86 per month.

Here is a copy of current millage rates per county in my area.

After looking at your numbers I would think your rehab budget is low.

I have a lot of property in Rock Hill and you need to make sure you get a home inspection.  Almost every house I buy has some foundation issues due to the soil.  That could bust your deal right from the start if not caught right away.

You can PM me if you have any area specific questions.

Good Luck!