All Forum Posts by: James Roux

Good evening so today is the first time I am having a tenant end their lease. Tenant asked to terminate early which is agreed to with an addendum with a last month of rent being paid for august which they did pay, aswell of being completely out of the unit by august 4 2023. Which they have not they still have tons of junk in the house and it is filthy and door jambs/frames and doors all have damage justifying replacement. Tenant informs me he has a good lawyer that works for his company some real estate background some how not entire sure. Either way they did sign a move in form with all items in good condition and now they are no longer. Aswell in their lease termination addendum they agreed to be out today or pay $100 a day per day until completely out. 

So if you’ve managed to read this far main questions would be do I need to get estimates and submit those to the tenant? If I do repairs myself will the estimates be ok incase court action is necessary to prove the cost associated?  Also I’m sure I just can’t throw away the tenants items here in florida I must hold them for a period of time I’m sure but does me holding these items in the property pass for my $100 a day addendum charge. 
also he changed the door lock to a smart lock and changed the door bell which I’m assuming I can remove as of tomorrow and deny tenant access since his lease is over now Also said I gave him permission to install a security system I don’t recall authorizing that at all but in the event I did which there is nothing in the lease allowing him to do so isn’t it his responsibility to remove it on move out and any cost to me to remove should be his responsibility? 

Any advice on how to move forward is greatly appreciated thank you.  And I apologize for this long post.

Quote from @Shawn McCormick:

Quote from @James Roux:

Good afternoon everyone I’m in the Orlando area and have a rental in Clermont FL does anyone have any recommendations for rental property insurance in Clermont Florida for a 4/2 single family? Thanks again having a hard time finding something.

 @James Roux I live in Clermont. One of my go to agents if you are having issues is Colleen Pacheco with Secured Insurance locally. 407-407-725-3413

Used her great price thanks again!

Great I’ll give them a call tomorrow thank you very much 

Good afternoon everyone I’m in the Orlando area and have a rental in Clermont FL does anyone have any recommendations for rental property insurance in Clermont Florida for a 4/2 single family? Thanks again having a hard time finding something.

Does any one in this area have any opinions of this area? Is it likely to grow since the Orlando area is spreading so much? Any realtors that specifically work with land and would be interested in helping me find something?

Quote from @Aaron Kraft:

@James Roux

The image you posted contains personally identifiable information (their names). I don’t know the legal requirements for PII in Florida contract law, but I would recommend removing the image from the post. 

tried to delete guess I can’t my bad just learned something new

Quote from @Jason Smith:

@James Roux Lol I use the same lease and docusign. I would beef up the additional provisions section. No satelite dishes on roof, no going on the roof or in the attic, no trampolines, no above ground pools, no aggresive breed dogs allowed on property, tenant pays all utilities, utilities be started, etc. My additional provisions are typed in (not handwritten) before I send them the docusign and then at the end of the provisions I have a docusign initial spot. He could always say you signed and added that additionsl provision after it became an issue.

A lot of good tips but what he say in front of a judge if he asked him for his docusign hard to provide a signed copy from us both with nothing there right?

I really appreciate everyone’s support and I gave the 7 days to cure notice last night and boom 7 am this morning utilities were transferred imagine that. Thank you guys

Quote from @Theresa Harris:

When does his lease start, not when is he planning moving in. If the lease started April 1 and he's paying rent as of April 1, it doesn't matter if he isn't moving in until April 15, he's responsible for utilities as of April 1. Make sure the lease is worked such that it says from when the lease starts (not they move in) and that the keys will not be transferred until proof of utilities are completed. If the lease states they pay utilities and it must be in their name, then they are in violation of the lease by the very fact they aren't following the lease.  If he's giving your grief now, it will only get worse. 

Do you have his deposit and has he moved in?  If he's signed the lease, but hasn't given you a deposit, tell him the lease is cancelled and find another tenant.

 Yes he’s already paid everything to move in

Quote from @Jill F.:

@James Roux send him a notice cure -reference paragraph 36 of lease.

http://fl-landlord.com/downloa...

Your amazing thank you. Do you feel that I’m being to hard from the get go? I feel like if you cave for stuff in the beginning it will be a constant thing with people I also manage a business and it’s always like this give an inch and they take a mile