All Forum Posts by: Jim Adrian

You may have a higher than normal vacancy rate to take into consideration.

Have you thought of first come, first serve. Approve or deny them as they come and them move to the next one. Monthly income 3x the rent is a must.  Incomplete application with no background etc is disqualified. The family seems disqualified as well due to income but I didnt do the math. Also look at the payment patterns on the credit check. It typically doesnt change.

I would send him a letter for being noncompliant with the lease due to unauthorized lock installed.  Give him the lease given time to fix / change the lock or give you a key.  This will help your case for an eviction, if you end up there.  If not fixed by the time stated, send a 24hr notice to enter for door lock repairs.  Bill him for the locksmith.

Welcome!

I have seen the range of 1.1% to 0.8% of the property value based.  The lower the value of the house the higher %. Use 1.1% for $100K house and anything over $200k use 0.8%. This is a guideline so remember market will dictate the price people are willing to pay.  Craigslist is another source to use.  Zillow seems low for my area.  I would look at several sources and use a guide to create a check and balance. 

examples

$100,000  x 1.1% =  $1100 rent

$200,000 x 0.8% =  $1600 rent

Does the dishwasher have adjustable feet? If so adjust them down to allow the front to slip out when raised.  The back should have enough room to pull out due to insulation on top of the unit.   The counter top could be glued down as well as screwed.

Because he is disabled, he may qualify for free legal assistance through the ADA and dept of justice.  Have all your facts straight. If he isn't breaking the lease you have nothing. Talk to a lawyer first. 

You should have a "Condition of Property Assessment" article in your lease.  This defines values of fees for the items.  Here is my basic list. Excuse the formatting from cut and paste from Word.

Assigned Assessments:(if applicable)Assessment Charge:

1. All fuses to be working and properly sized$2-5
2. Refrigerator to be clean$75
3. Range/Oven to be clean$75
4. Bath/s to be clean$25 per fixture
5. Painting of Woodwork fee$30/sq ft
6. Garage to be cleaned out of trash & swept out$25
7. Driveway to be clean of oil and debris$25-50
8. Gutters to be cleaned$75
9. Yard to be mowed & trimmed properly including shrubs/bushes$40+
10. Walks & drive to be clear of ice and snow$50
11. Furnace filter/s to be replaced$50/filter
12. Humidifier filter/s to be replaced$30/filter
13. All light fixtures are to have the proper sized working light bulbs$10/bulb
14. House to be in good clean condition$100-200
15. Attic Ventilation – Repair (per Care of Premises)$200+ minimum
16. All trash to be removed and hauled out$25-cost
17. All keys to be returned$10/key
18. Carpet replacement$15 sq yard
19. Carpets to be professionally cleaned$75+
20. Carpet stain removal$15/stain
21. Basic Labor Hourly rate for repairs$30 per person
22. Plaster wall repairs ie nail holes and etc$25/hr
23. Drain lines pluggedAt cost

First check your local state laws for Landlord and Tenant Laws.  They vary from state to state.  I collect security deposit  which can't exceed the rent value. First months rent and any pro-rated rent.  Pet deposit is 1/4 of rent per my state law.

I was thinking something similar to this layout as well.  I think you will need to modify the window due to shower.  If you have an exhaust fan then you can put glass block in. 

Another idea where you could use a stand alone shower, but im not a fan of eliminating the only tub in the house.

Can you move a wall? then it would open up to other ideas.