All Forum Posts by: Jim Bob

Yes, we received full judgement! Now we have garnished his wages and receiving a check every month. It'll take a few years to get this paid off but it's working for now and better than nothing. 

Hi Mackenzie!

I'm sorry you're facing this situation, especially on your first investment property—it’s a tough way to start, but you’re navigating it thoughtfully. Since the tenants were on a month-to-month lease and you provided a proper 30-day notice (which they signed and agreed to), Ohio law generally supports your decision not to renew the lease. Now that the lease has ended and the tenants have left behind substantial personal property, you're likely dealing with a situation considered “abandonment,” even though Ohio doesn’t have a detailed statute specifically governing abandoned property after a lease ends.

While you are likely within your rights to remove the property, it's important to proceed carefully to avoid any potential liability. First, take detailed photos and videos of every room in its current state. This documentation will be crucial if the tenants later claim their property was wrongfully discarded or that damage occurred during the removal process. If you have access to their forwarding address, email, or phone number, consider sending a final written notice informing them that they have 14 days to contact you and retrieve any remaining items. While this isn’t required under Ohio law, it’s a best practice that can serve as a strong defense if a dispute arises.

After the 14-day period (or sooner if the items clearly have no value or are obviously trash), you can proceed with removing the belongings, either yourself or by hiring a junk removal company. Keep all receipts and records related to the clean-up and removal. You should also tally the costs, as those can be deducted from the security deposit and potentially used as the basis for further legal action.

Regarding reimbursement, yes, you can pursue the tenants in small claims court for damages exceeding the $1,200 deposit. This could include unpaid rent, junk removal costs, or property damage—especially since the fire was found to be due to their negligent cigarette use. Whether it’s worth pursuing depends on whether you have reliable contact information, if the tenants are employed or have assets, and if your documentation is strong. If your losses are significant and you’re unsure how to proceed, a brief consultation with an attorney could be helpful—especially if you plan to sue or if the tenant contests your actions.

To summarize, you’re likely within your rights to remove the abandoned items, especially after following a few precautionary steps. Document everything thoroughly, consider sending a final notice, and keep all expense records. If the losses are substantial, small claims court is a viable next step, and involving an attorney is only necessary if things escalate or exceed the small claims limit. You're handling this well for a difficult first experience—don’t let it discourage you from continuing to grow in real estate.

Note: This information is for educational and informational purposes only and does not constitute legal, tax, financial, or investment advice. No attorney-client, fiduciary, or professional relationship is established through this communication.

We have had good success with using a collection company and I would say it has been worth the % they take to chase the money. It may not be a quick process though, so be prepared to wait it out.  

 Who is the collection company? Do they work on Florida deadbeats?

Jason, we're going through a similar issue. For back rent, an eviction isn't enough for some collection agency to go after the tenant. You need a Judgement for rent owed.

We're at $23k + and we decided to hire a lawyer to handle this. He just filed the paperwork on the 2nd and his cost for us is $1,700. Not to bad considering he'll handle everything. Good Luck!

@Toks Akindele Rentrecoveryservice.com. Never used it myself but its on a list of sites I've learned about on BP. If you use it please let me know how it goes

@Jorge Vazquez Hey Jorge, I appreciate your assessment of Tampa Bay area. I am looking to buy my first rental property (first ever property tbh) with cash flow. I can afford upto $100k down payment at 20%. Can you please share the zip codes or areas in Tampa Bay with cash flow with low risk?

 Just avoid the condo traps and don’t let fear of storms make you miss out on a strong market like Tampa Bay. Happy to share zip codes or areas that cash flow well with low risk if you’re ever interested.