All Forum Posts by: Jimmy S.

 That what I am thinking. 

Also he does construction work /contractor for a living.

Do you need to send a itemized list or damaged and unpaid rent to your tenant after they move out if they were evicted and have a judgement from the courts against them? 

I know normally you do within 30 days along with refund and or repairs.

Had a small roof leak and we discussed him fixing the work and agreed on a price just to patch the leak. It clearly states in the lease and we had a verbal agreement I would make an acceptation this time.

 Well he sent me the bill and receipts and also stated that the bathroom faucet broke and drain line need to be replaced and billed me a extra $100 for parts and labor to repair that which we NEVER discussed or if there was even an issue. Worked fine when they moved in.  Sounds like he though we was doing me a favor by quick fixing it which I understand but would have been nice if we would of called me first and let me know.

I looked at the receipts and looks like about $50 for tools to do the job and $30 for parts and $20 for labor.  He charged me to buy all the tools also, pliers, tube cutter, plumbers tape, ect...

How would you handle this? Tell him this is a one time exception and future repairs need to be told about BEFORE making repairs or make him pay for it? I did not talk to them yet since I just got a letter with the rent about 4 days ago. Also I did not go over and verify that he did in fact fix it or replace the faucet and drain.

update

she is now moving out and is not going to pay this months rent because she wants to use here last month rent now and its not meant for that, not to mention she ran out of oil heat and its dropping into the 30 and 40s at night. The person who damaged the property has been released from jail and she and I are concerned he will be back since he has now where to go.

 Thanks for the input everyone.

It does state that in the lease as far as her being responsible for the damage.

"TENANT agrees to pay for any damage caused by TENANT, TENANT’S family and TENANT’S guests."

I also talked to the neighbors and apparently this is not the first time the police has been to my property to deal with them, it was the 2nd time and they have only been at the unit 4 months not that its a good reason but the police should NEVER have to come out. Its ridiculous, it makes me look bad also for renting the unit to them and its embarrassing for me to have to talk to the neighbors about this.

This happened Sunday night and I was NOT notified by my tenant until yesterday night in a email, 2 days later. She never called me, just glad I read my email. Who should pay for this damage, she does not have renters insurance which she was suppose to have.

My insurance will cover it but I don't want to run it through my insurance. Its about $2000 in damage. 3 broken windows, broken ceiling fan, 3 broken ceiling tiles, broken refrigerator handle ripped off and other small items.

I was at the property today and took pictures and talked to the police and neighbors and call my insurance company. From what I can tell is I should charge her and she needs to go after him. He is arrested and she does have a restraining order against him.

This is the email below I received from my tenant.

There was a guest whom was in the house, and out of nowhere became unstable. It seemed like he had a psychotic episode. He was asked multiple times to leave and refused to leave the house or property, or to let me leave the house either, he psychically held me back. I had to hide upstairs to call the police when he became violent. When the police arrived he was arrested.  In his violent rage he destroyed many of my belongings as well as damaging pieces of the house. One window pane is cracked, the front and back windows are broken and then ceiling fan in the kitchen is broken. The police took pictures of the damage and I made a police report and he will be charged. But this was absolutely something you need to know about immediately.

If anyone can give me there opinion on what I should do, this never happened to me before as a landlord.

Thanks

 Yes thank you frank

What is the best way to add someone to a current lease?

 Hand write their name under the current tenant and have them sign the original lease or just do an addendum and have them sign that or should I do both?

Thanks

 yes they signed a 1 year lease and moved out 8 months into it. I have had it re rented and did not really lose any rent....

 Can I charge for my time showing the house or craigslist ad posting and handling phones calls and redoing a new lease?