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All Forum Posts by: John Lubin

John Lubin has started 3 posts and replied 13 times.

Post: Shouldn't Prop Manager handle eviction?

John Lubin
Pro Member
Posted
  • Jacksonville, FL
  • Posts 13
  • Votes 8
Quote from @Chris Grenzig:

@John Lubin we own and manage our own MF properties in Jacksonville. We've bought 150+ units and we currently own and manage 51. We also do 3rd party management for other owners too. We've been managing our own properties for 4 years and for other owners for the past year.


We use an attorney because this is a legal process and I want to make sure the right person is doing everything correctly so that we get possession back. We usually post no later than the 12th which we can then send to court on the 5th day (The day of posting doesn't count as the 1st day and you have to give them 3 full days, so that's why the 5th day). 

If you want to tell me what you were quoted for repairs I can give you my opinion on the cost, we're processing dozens of work orders every month. 

The cost of stuff today is absurd, especially since we only use licensed and insured vendors who don't require deposits upfront for work. 

Why no deposits? It means I know they're not running off with our money and the work doesn't get completed. (Sometimes larger jobs do require deposits, but we are working with companies we have used many times in the past or have some sort of draw schedule as work is completed). 

Happy to talk about any aspects of PM from both the ownership side and as a PM operator side if you think it would be helpful, but I would want my PM to use an attorney and I would be happy to pay it. 


 Thanks, Chris.  I'll reach out.  Would be good to connect regardless.

Post: Shouldn't Prop Manager handle eviction?

John Lubin
Pro Member
Posted
  • Jacksonville, FL
  • Posts 13
  • Votes 8
Quote from @Michael McVety:

Hi John.

I am a long-term property manager in Florida.

I think that some people may have confused what you were asking.  While the property management agreement may contain whether the property manager will help file the eviction, I would say that in my 25 years, professional management companies file the eviction on behalf of their clients.  If they are more of a part-time real estate/ property manager, maybe not.

The reason is that a professional management company knows the eviction process in Florida much like they should know other real estate laws.  They should have a preferred attorney and procedures on delinquent rent.  Whether the property manager charges to file the eviction (we do not) is a separate issue- a professional management company should file the eviction for you.

Regarding the arrears rent, again, a professional manager should be letting you know that the renter has fallen behind and why (did they have a medical emergency?  lose a job but started a new one?  They just want to live rent free?).  More importantly, when the renter can make up the rent.  Then you can decide to evict or not and when.  Some managers may just file and never consult an owner, others like ourselves will communicate with you.

If you would like a referral for a property manager in Jacksonville (I have several long-standing friends up there), let me now.  And no, I do not get paid for it!  Just trying to help.

I hope this helps.


 Thanks so much for your response, Michael!

For now, I've started self-managing new acquisitions, and will take over on this property once the tenant is out.  But I will certainly reach out in the future if I move properties to a PM.  Much appreciated!

Post: Shouldn't Prop Manager handle eviction?

John Lubin
Pro Member
Posted
  • Jacksonville, FL
  • Posts 13
  • Votes 8
Quote from @Drew Sygit:
Quote from @John Lubin:
Quote from @Drew Sygit:
Quote from @John Lubin:

Thanks everyone for the responses.  

This is a PM I put in place on my very first rental, so I've learned a lot of 'what not to do's' since.  


I understand I would be responsible for paying associated court fees with an eviction, but assumed a PM would be able to handle the process and not need to outsource it to a lawyer.  I could just hire a lawyer directly (and for less based on what most are saying).


In most states PMC personnel are NOT allowed to represent an owner in court.

Please check your state laws before repeating your statement about this!


 PM is able to file an eviction on owners behalf in FL, as long as it is for non-payment and uncontested, and the owner give authorization.


John, I'm confused as I didn't say a PMC couldn't file.

I stated they couldn't represent an owner in court.

That implies that an attorney is needed at some point.

What most PMC's in Michigan do, is send out the initial eviction notice and when needed, send that notice to an attorney to file a case with the appropriate court. 

Why don't we file the case to try to save an owner money?
1) We want the court responses going to the attorney, not us.
2) We use eviction-focused attorneys that have scales of efficiency & price accordingly, so we really wouldn't save the owner much anyways.

Have tried to share the "other side's perspective" with you, but you seem stuck on proving you're a victim.

WIsh you the best of luck.


 Thanks for providing the 'other side's perspective'.  I was just telling you what I read about the law in FL.  Not sure how that is me playing the victim...


Seem to be a lot of defensive and confrontational PM's on this thread.  But I appreciate the ones who have told me what to look out for when hiring a PM in the future.  

Post: Shouldn't Prop Manager handle eviction?

John Lubin
Pro Member
Posted
  • Jacksonville, FL
  • Posts 13
  • Votes 8
Quote from @Drew Sygit:
Quote from @John Lubin:

Thanks everyone for the responses.  

This is a PM I put in place on my very first rental, so I've learned a lot of 'what not to do's' since.  


I understand I would be responsible for paying associated court fees with an eviction, but assumed a PM would be able to handle the process and not need to outsource it to a lawyer.  I could just hire a lawyer directly (and for less based on what most are saying).


In most states PMC personnel are NOT allowed to represent an owner in court.

Please check your state laws before repeating your statement about this!


 PM is able to file an eviction on owners behalf in FL, as long as it is for non-payment and uncontested, and the owner give authorization.

Post: Shouldn't Prop Manager handle eviction?

John Lubin
Pro Member
Posted
  • Jacksonville, FL
  • Posts 13
  • Votes 8
Quote from @Adam Bartomeo:

Listen up, everyone on this thread, the PM is NOT responsible for eviction costs just like they are not responsible for maintenance costs or any other costs. Even if the PM did handle the eviction there would still be costs associated with it that the owner would have to pay. 

@John Lubin What else are you paying them for? Hmmm... lets think about this and list just a few things that you are paying them for... tenant communication, owner communication, managing expenses, maintenance concerns, vendor communication, negotiating vendor pricing, rent collections, accounts payable, accounts receivable, tenant procurement, 3-day notices, 7-day notices, 1099s, accounting, and 24/7/365 MANAGEMENT OF YOUR PROPERTY, for pennies of the rent... I missed a bunch but the point is DON'T TAKE YOUR PM FOR GRANTED. 


 "Listen up"? That's a bit of a patronizing way to start a post.  Sorry if I offended you as a PM....

Clearly I'm not happy with my PM, but let me lay out your points of what a PM does and explain why none of that is happening:

-tenant comms - they put contractors in touch directly with the tenant for repairs.  the Pm isnt' even managing the repair

-owner comms - it takes me forever to get responses

-rent collection - happens through a portal, they aren't going and picking up checks...

-3- day notice - they didn't service it for 50 days....

-Negating vendor pricing - 100% NOT the case.  They get quotes FAR higher than I am able to, to the point that I've taken over handling all contractors and maintenance. (They paid a handyman $150 to put the weight back on the kitchen sink faucet line! And no, that wasn't the minimum charge to go out to the house)

Post: Shouldn't Prop Manager handle eviction?

John Lubin
Pro Member
Posted
  • Jacksonville, FL
  • Posts 13
  • Votes 8
Quote from @Jeremiah Dunakin:

John I also wonder same thing I’ve yet to discover what a PM actually does. They don’t do this they don’t do that. Especially for the amount of money they want. What are they doing each month that they deserve 10% of my return when I take all the risk? If there is a problem and I need a plumber I will call the plumber. I’m not gonna be charged a monthly fee to “manage property” then when something needs done be charged again. I don’t know I feel like if I am putting a someone In place to manage something they should well…….. manage it 


 Yea exactly.  They have gotten repair quotes 2x what the market is (I'm convinced contractors give PM super high numbers because they know they can), they put the contract in touch directly with the tenant (so they aren't even managing the repair), and now they don't seem to be acting very quickly to collect rent or get the tenant out.  

I've started self managing two other rentals to see how it goes.  The main reason I kept a PM was in the case of eviction I didn't want to have to handle it myself.  But knowing I have to pay a lawyer anyway, I can just work with them directly if needed.

Post: Shouldn't Prop Manager handle eviction?

John Lubin
Pro Member
Posted
  • Jacksonville, FL
  • Posts 13
  • Votes 8

Thanks everyone for the responses.  

This is a PM I put in place on my very first rental, so I've learned a lot of 'what not to do's' since.  


I understand I would be responsible for paying associated court fees with an eviction, but assumed a PM would be able to handle the process and not need to outsource it to a lawyer.  I could just hire a lawyer directly (and for less based on what most are saying).

Post: Shouldn't Prop Manager handle eviction?

John Lubin
Pro Member
Posted
  • Jacksonville, FL
  • Posts 13
  • Votes 8

My property manager is saying an eviction will cost ~$1000 for a lawyer.  Shouldn't the property manager handle the eviction process themself, otherwise, what am I really paying them for?  

Tenant paid last month ~ 20 days late, and short paid, and still hasn't paid this month (it is now the 21st), so they are basically 2 months overdue.  

PM only put a 3 day notice on their door a few days ago, and continues to just ask them to pay rent and let them make excuses.  I would have assumed we would start the eviction process on the 5th after they missed rent for a second month, so we have the option to remove them as fast as possible if they continue to not pay.  

Very unhappy with this PM (I already took over handling maintenance because of the ridiculous amounts they were agreeing to pay contractors) and won't be using them moving forward, but was hoping to keep them on to handle the eviction.  

Post: How to do rent to own

John Lubin
Pro Member
Posted
  • Jacksonville, FL
  • Posts 13
  • Votes 8

It is all non-refundable, so I am not putting it in escrow. 

The contract clearly states the amount that goes towards the purchase, so once the execute the PA it will be easy to know the amount that was paid toward rent vs purchase. 

Post: Make STR/MTR ADA compliant?

John Lubin
Pro Member
Posted
  • Jacksonville, FL
  • Posts 13
  • Votes 8

I am purchasing and renovating a house 1 mile from a Mayo Clinic with the intention of making it a STR/MTR. I know a lot of people target the travel nurse demographic, but there are also a lot of patients that come for long-term treatments and need housing.

Does anyone have experience catering to this demographic, and what are your thoughts on making the house ADA compliant?  Should I put in special tubs/showers or just hand bars, and provide a shower seat?  There is on step down to a living area - should I build in a ramp, or just provide a movable aluminum ramp?  

Any other considerations?