All Forum Posts by: Mike Sullivan

What would you do in this ESA situation:

Background:

Melbourne, Florida tenant in a 1Br Condo. Condo rules have a 1 dog under 15lb limit. I have a no pet policy.

Tenant there 2 years - renewed 12/1 - always paid on time; clean; great communication and interactions.

Timeline:

* 4 months ago - tenant asked if they could get a dog. Since they've been good and kept the place clean, I said I'd consider it and to let me know when she found one that the rules approved and I'd adjust rent/deposit.

* 1.5 months ago - getting renewal paperwork signed and asked if she had any luck finding a dog - says she found 2 maltipoos and already has them in unit. I said the rules only allow one. Said she'd have to move if she wanted 2 - said she would move.

*1 month ago - signed a 3 month extension to give her time to move and that one dog has to live somewhere else until she moves if condo PM discovers 2nd dog

* Today - received an ESA letter from a pediatrician in Miami (letterhead, license valid, signed, expiration date), obviously from an internet site like esadoctors.com

Question: Has anyone had experience whether condo rules would take precedence over a tenant wanting multiple ESAs?

I'm more annoyed that they took advantage of me vs. worried about the 2 dogs since they are small, and the unit was renovated w/ allowing pets sometime in the future in mind. 

Check out myspool.com for some simple wifi enabled devices if you have internet connectivity at the unit.

In my Melbourne, Florida lease, I have the following in the Renewal/Extension section:

The Lease can be renewed or extended only by a written agreement signed by both
Landlord and Tenant, but in no event may the total Lease Term exceed one year. A new
lease or addendum is required for each year. A minimum 30 (thirty) day notice (Section
VII) is required by Landlord or Tenant for before end of lease period, to terminate or
extend this lease.

I had not paid attention to it before because the renewals all went smoothly in the past with people I had known. Now I have a great new tenant (I did not know them before) that is coming up on a their 1 year term (Oct 1, 2021) and need to renew. 

My question: The wording in the lease is not exact because it just says notice has to be given 30 days ahead of time (assumes too that an offer or denial will be made) but no mention on when the new lease or addendum has to be signed. The tenant has said they will renew but was wondering why they have to "do it so far ahead of time". What wording do others have in their lease to make the timeline clear for renewal signature/notice or termination notice?

I'm thinking of including something like the following in the new lease Renewal section:

• Notice of non-renewal or renewal with new monthly rate will be offered 60 days ahead term date
• Renewal signature 30 days prior to lease termination or showing of the unit will occur during the 30 day countdown, and offered monthly rate may change if renewal offered and signed during that period.

This seems ok, but it still allows them to wait until the last day of the current lease to sign, and doesn't mention a termination notice (section VII has the how, not the when). Looking for a solid renewal sequence of events/milestones that has worked for others.

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Sorry, looking to rent out a SFH that I own in OC, NJ. Will check the county for info, but am really looking for a property management co to handle the whole thing.

I am considering renting a single family vacation home in Ocean City, NJ and was wondering if someone could point me to the rules/regulation and taxes for a STR. Also, any recommendation for a turnkey property management company would be appreciated.

I'm looking for landlord insurance for a small  (587sqft) 1BR condo in Melbourne and received a $710/yr quote from Geico/FedNat which seem high (rent is only $750/mo). Are there other insurance carriers people recommend for FL that I can get a quote from?

I've been using them for over 2 years for one unit with no issues. I used their background check/credit check feature for the tenant and everything went smoothly. I find their tech support responsive and can live with the delayed payment, $3 fee, and like the email reminders and notices when a payment has been made. I don't use any other features such as maintenance requests/expense tracking,

Can anyone recommend an independent insurance agent in Northern Virginia that can give me some options for a landlord/commercial policy for a 1/3 commercial and 2/3 residential single family home ($250k) in the Shenandoah area? The first floor was a business office (now vacant- potentially short term rental in the future after rehab) and the 2nd floor and mother in-law addition have residential tenants.  The first quote I received was around $1,500 and I was hoping to have one other quote for comparison.

Thanks

I'm looking to purchase a large single family home that has been divided up into two apartments on the 2nd floor, and 2 separate office spaces on the bottom floor. I've been a residential landlord for a few years but have no experience in dealing with commercial office leases. Besides teaming up w/ a real estate attorney to deal with the commercial leases, what types of general questions or issues should I consider before pursuing a property like this?  

For example, I will be asking the type of zoning the property is under and if there's a specification on the primary use, just in case I want to convert to all housing.

I don't know much about commercial office space leasing, so if there are any sources people can point me to, it would be appreciated.