All Forum Posts by: Michele Fischer

Agree with @John Clark that the cost (operating cost, cost to purchase) is irrlevant.  Landlords like to tell tenants that rent is going up because costs are up, but it should really only be based on what others nearby are charging, market rent.

Isn't Seattle and all of WA state in the running too?  I am so thankful I have enough doors to spread these uncollected rents over, if we had only a few properties we would be sunk.  Will not be purchasing any more rentals on the west coast any time soon.

In my area we are legally required to disclose criteria before taking screening money.  If we want to show the unit to as many potential applicants as possible we only put it as the first page of the application, otherwise it is good to put in the ad.

We cater to a low income crowd and do not charge for screening, so we keep the criteria pretty vague:

Our Criteria:

We do not deny housing for race, color, religion, sex, national origin, handicap, sexual orientation, marital status, or familial status.

We do deny housing to individuals:

• when the application is not complete or accurate
• where there is not sufficient income/resources to pay rent and live
• where there is poor prior tenancy: evictions, violations, damage to rental property, poorly handled move outs, amounts are still owing to landlords or utilities.

You have two options - add him as an authorized occupant or add him to the lease.  Adding his to the lease makes him equally responsible and gives you another person to pursue if money is owed, while you have one less person to deal with as an authorized occupant.

Regardless, I always designate one person as the primary tenant.  I usually choose the strongest applicant and have this clause in my paperwork:

In the event that Tenants decide they no longer want to live together, ___________ will be considered the primary Tenant to make decisions about modifying or terminating tenancy. Deposits will not be returned (full or partial) until all tenants move out.

We talk about it when we sign papers so everyone is clear.  Good luck regardless!

I don't know the answer to your specific questions, but if this was my applicant I would respond as follows:

This rental unit is not well suited for pets.  If you would like to pursue an ESA, please provide this completed form with your rental application:

FORM TO REQUEST AN ASSISTANCE ANIMAL

We are committed to granting reasonable accommodations when necessary to afford persons with disabilities the equal opportunity to use and enjoy our rental properties.

Under the Fair Housing Act, a person with a disability is defined as a person who has a physical or mental impairment that substantially limits one or more major life activities. Reasonable accommodation may include waiving or varying pet polices and fees to allow an Assistance Animal. An Assistance Animal is an animal that does work or performs tasks for the benefit of a person with a disability, or provides emotional support or other assistance that alleviates one or more symptom or effects of a person’s disability.

Please complete this form completely and return it to us. All information will be kept confidential, except as otherwise required by law.

Today’s Date: _______________________

Name of person with disability requesting accommodation: _____________________________

What is the species of animal? __________________________

Provide the name and physical description (size, color, weight, license) of the animal:

_______________________________________________________________________________

Does the animal perform work or do tasks because of the disability? _____________

If Yes, please provide a statement from a health or social service professional indicating that you have a disability and explaining how the animal is able to do work or perform tasks that alleviate one or more symptoms or effects of your disability.

If No, please provide a statement from a health or social service professional indicating that you have a disability and how the animal alleviates the symptoms or effects.

Please attach statement with any additional information and contract information for the professional completing the statement.

_______________________________________ _______________________

Signature of Person Making Request Date

_______________________________________ _______________________

Signature of Person with Disability Date

If I was in this situation, I would raise rent this August to the midpoint between current rent and market ($1850) keep doing that every year.  This helps us not fall TOO far below market but also tends to keep our tenants in place.

A few other things to keep in mind...

There are often inspections to qualify and keep the unit qualified.  Should not be an issue with newer properties, but can be a pretty big PIA for older buildings.

People with vouchers can be picky, in square footage, bedroom count, and neighborhood.  So buy smart to avoid an area or property that section 8 folks will turn up their nose at.

Agree with others that this may be more hassle than it is worth.

One technique we deploy at times is to make the offer and negotiate sight unseen, and have the first time you see it be the inspection.  This is one less interuption to the existing tenant, and you can pull out if the place is not what you were expecting.

The annual lease process is a perfect opportunity to slip in a rent increase.

Agree with information from others; the tenants wants more security than M2M.  Offer them a one year renewal.

If the market rate is $150 higher, we would raise rent $75, the midpoint.  This keeps you making progress towards market rent and keeps them less willing to go find a new home.

But in Seattle you must give 6 months notice to raise rent, so you may want to offer a one year renewal with the bump happening halfway through the term, and give notice of intent to increase again at that 6 month mark.

You are getting good advice.

The only other things to keep in mind is that you generally can't collect rent for the same unit for the same time period.  So if you get it rerented fast enough, and there were not other deductions, you may owe the tenant a prorated refund.

Agree with Joshua that landlords are losing leverage at an alarming rate.  We need to push for better laws and educate people how the insanity is raising housing costs to help cover the higher risk landlords are taking on.