All Forum Posts by: Ihe O.

After reading again, I believe what @Ihe O. was stating was that landlords should be more patient and eventually a tenant will pay. I think most long term landlords on BP can dismiss this as the reality is most tenants never get caught up or have little intent to do so. The exception might be around income tax time but why would a landlord take that chance?

The reality is that $1000-2000 might as well be a $1 million

No that is not what I am saying. The question mark at the end of the topic heading is there for a reason. I get that the problem being discussed here doesn't apply in your state.

Please don't disrupt the discussion.

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Originally posted by @Chris Connery:

The north east is typically tenant friendly states. SO in my opinion it’s every landlord for themselves.

Yes and the volume of cases that philosophy generates is why your process takes 3-6 months. I get that you feel you have to ride but you see it's a vicious cycle

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Originally posted by @Marc Winter:

Ihe O -- "B4 assuming that the longer the wait for rent the less likely the tenant will pay..."

This is not assumption. These are the percentages, derived from the facts--hundreds of tenants spanning a period of many years. If you'd like to make your own assumptions and look at it from the tenant's side, that's your business.

If a tenant opts not to pay his/her landlord and run the eviction gauntlet they lose their deposit, have to pay at least 2 months to get in somewhere else and have to pay moving costs. They are looking at 4-5 months rent minimum to get into another rental and that's just the money side of their equation because they are going to face other difficulties getting another decent rental.

Now if your world that is an assumption rather than a fact that's fine. There are plenty of others on the forum with whom it is still possible to have this discussion with.

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Originally posted by @Gary Floring:

You MIGHT be able to get an anti-gun clause into your rental contract in say, Beserkeley California. But you could also get those people to sign a "Nuke Free Zone" agreement as well, based on the politics there. But in places like Idaho, Utah, Oklahoma, etc? You'd end up disqualifying most of your tenant applicants!

If a tenant has passed a criminal and credit check with flying colors, then it shouldn't matter if they legally have a weapon or not. That said, make sure you have Umbrella insurance to cover potentially liability issues due to "accidents."

So there also should be no issue with tenants growing marijuana in your house in states like Arizona, Michigan, Montana, N.Dakota where it is legal.

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Originally posted by @Kyle J.:

@Ihe O. If it takes “4-5 months from start to finish” for an eviction in your area, can you really blame the other landlords for filing as soon as possible? That’s a ridiculously long time. No sense waiting and just dragging it out even longer when you have a tenant who isn’t paying and won’t leave.

The 4 to 5 months refers to the delay in the court system.

At what point do you personally decide that a tenant isn't paying rent and won't leave.

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Originally posted by @Chris Szepessy:

Originally posted by @Ihe O.:

Originally posted by @Wesley W.:

Originally posted by @Ihe O.:

I've seen a gun, smelt weed and seen cigarette ash and an unmentioned pet in all but one of my rentals.

With all due respect, it sounds like your problem is with tenant screening.

With respect. I never said I had a problem. My tenants have all been with me for at least 3 years. All those situations were easily brought under control and I don't go to the hood where my rentals are feeling I need to pack heat.

You say you don’t have a problem? Your previous post says

“I've seen a gun, smelt weed and seen cigarette ash and an unmentioned pet in all but one of my rentals.”

If this happens/has happened in ALL but one rental, it seems as though you do have a problem with tenant screening.

I screened my tenants, not their boyfriends.

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Originally posted by @Max Gradowitz:

Originally posted by @Ihe O.:

Originally posted by @Max Gradowitz:

I wouldn't put it in my lease personally. I prefer to be as competitive as possible. I want a large stack of applications so I can skim the top of the stack for the best applications. I want the best tenants, period. Why would I restrict my ability to get as many applications as possible so that I can pick the most qualified tenant? What if the best qualified tenant is a police officer that owns a gun personally? I am not going to pick a less qualified tenant just because they own a gun.

The trouble with best qualified tenants is that they do not stay in your house for long because they can just as easily qualify for somebody else's rental. That's why I don't want them.

Ha! Ok, man. Send those best qualified tenants my way, because I'll gladly take them.

Can we swap. There's gold in them thar rejects.

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Originally posted by @Max Gradowitz:

The trouble with best qualified tenants is that they do not stay in your house for long because they can just as easily qualify for somebody else's rental. That's why I don't want them.

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Originally posted by @Chris Connery:

I file ASAP because they do take 3-6 months. In my state if you get a favorable ruling from a judge that the tenant will get locked out you have almost a zero percent chance of collecting any of that 6 months of back due rent. Almost as if the judge thinks they are doing you a favor. In fact, even if the back due rent is held in court escrow and you get a favorable ruling, 9/10 times you won’t see any of that money because you “Won”.

So I have 2 questions.

1. What for you is ASAP?

2. When you file do you want your money or do you want the tenant gone.

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Originally posted by @Greg H.:

Originally posted by @Ihe O.:

So your tenant is 5 days late or whatever and you are a business not a charity, time to crank up the only remedy in your arsenal, it's off to the courthouse to file eviction.

Evictions - I've had a few - they both took 4-5 months from start to finish during which time no rent was collected. One was a holdover who refused to vacate after an acquisition and was thrown out by the sheriff the other stopped paying and sat in the house until eviction day and then left peacefully before the sheriff showed up.

But of course it is going to take ages to get a date for an eviction case, the system is clogged up with filings from landlords against tenants who are "5" days or whatever late and who are in effect abusing the eviction process to get their tenant to pay.

Yes I said abusing the eviction process, because the remedy in an eviction case is not the unpaid rent, it is the removal of the tenant. So the people that genuinely need to get a tenant out have to wait ages and lose lots of money because of the volume of frivolous eviction suits brought by landlords who are really trying to get paid.

Does that attitude work for the betterment of all, or are landlords by aggregate of their behavior actually shooting themselves in the foot.

Here is an analogy for you. Suppose there were a limited number of doctors in your locality and everybody asked to see one whenever they had a headache. What would be the collective effect on the health of the community as a whole.

AHHH.... the forever supporter of the tenant. You do realize that in states like Texas we can get a tenant out in +-21 days ?

Then the discussion doesn't apply to and would seem to have nothing to offer you.

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All Forum Posts by: Ihe O.

Ihe O. has started 15 posts and replied 387 times.

Post: Evictions - some attitude adjustment?

Post: Evictions - some attitude adjustment?

Post: Evictions - some attitude adjustment?

Post: Gun control for tenants?

Post: Evictions - some attitude adjustment?

Post: Gun control for tenants?

Post: Gun control for tenants?

Post: Gun control for tenants?

Post: Evictions - some attitude adjustment?

Post: Evictions - some attitude adjustment?