All Forum Posts by: Joseph Wilson

Happy holidays! It is unfortunate as I have come across the same problem over years with Section 8, DSS, and other tenants. The simple answer is to start posting apartment for rent to find a suitable replacement immediately. You can advise your real estate lawyer of showing apartment cost and marketing costs. Hopefully you have security deposit that you can withhold. However, outside this it is going to be hard to get tenant to pay for rest of lease term especially with Section 8 tenant with limit money to go after even if you get a judgment to garnish wages. I changed some of our policies to help avoid and mitigate losses, such as not allowing section 8, nor DSS. Also we require first month rent, last month rent and security. Best of luck and make sure to post apartment to get need tenant into apartment.

James:

I have been investing in Beechwood area (Rochester, NY) since 2006 and grew up in area so am very familiar with area. As everyone before mentioned areas change a bit within a few blocks of one another. I am happy to discuss in more detail if you would like. Best of luck and happy upcoming 4th of July. 

All the best,
Joe

Has anyone used other trash services in City of Rochester, NY? I looking more specifically into a Commercial Property (4 family apartment) where trash is not part of property taxes and you pay quarterly bill? Am looking for more cost effective system to bring down trash cost. I have switched from 4 trash bins to 2 trash bins in City of Rochester to cut cost in half. Through the City it costs $33.69 per month per trash tote container + recycle tote.

After speaking to City of Rochester rep Liz and Jennifer; they state:

* All Inclusive Service (Trash container, Recycle container, Bag on Side, Couch, etc) with out notice or additional charge.

* Do not have a service agreement which does not tie you into any length of time.

* Rates with them have been stable over last 6 years. They had an increase of 3%. They typically increased annually in June. They should go up up 1% this year.

Curious to know do other companies raise fees down the road or have other add on costs that add up? I did a search on Google and found two companies who offer service. Any insight would be appreciated if you have used alternative services as other investors may benefit from finding a way to reduce trash costs or any operating expense as we are in the business to find ways to make more money.

1. Boon and Son (http://www.boonandsonsinc.com/) offers $22.95 per month fee with collection weekly on their website.

2. Suburban Disposal (http://www.suburbandisposal.com/residential_service.html).

Price ranges depend on area. Not familiar with Lowell, MA. Your best bet is to visit a local laundry mats in area to see what they charge. Then you can charge similar price or slightly higher then local laundry mats for convenience.

Make sure to factor in 1. higher water consumption with higher water bill, 2. electricity usage and 3. annual maintenance to make sure the washer and dryers are in top shop for long term use.

Depending on washer and dryer size capacity typically pricing in NY and SF area is anywhere from $2.00 to $3.00 for washer and $1.00 to $2.00 for dryer for increments of 15 minutes.

Make sure to stop by to collect if coin money in machine monthly to ensure tenants are not trying to break open area to steal change. This may or may not happen, but better to be safe then sorry. Some landlords have switched over to electronic cards where tenants put money are card in building. This is probably not cost effective in a 4 unit building.

FYI: Figured to share for those in and around Rochester who are not aware. There will be a Landlord Expo 2013 on Saturday, June 29th from 10am to 4pm at RIT Gordon Field House. Workshops on evictions, fair housing, passing inspections, and more. Nicole Curtis from DIY Network's "Rehab Addict" is this year's special guest. To pre-register go to: http://www.thehousingcouncil.org/ See you there if you make it to event.

Hey everyone! I have been investing in mullti-family property (2 to 4 unit property) in Rochester specially targeting Northeast City and Southeast City since 2006. Would be great to connect more and share questions, comments, and/or ideas in Rochester with one another, such about city / county grants and other things that come to mind.

Tenant did not pay 2nd to last month rents in May. He kept saying each week he was going to pay as I am pretty aggressive with follow-up on late rent. Then I gave him 3 days final notice before eviction procedures.

In the meantime I was showing the apartment as it was 60 days out from end of lease agreement each weekend. Then one weekend day before scheduled showing locks were changed and tenant left apartment (abandonment). Got email later in day he moved out as notified tenant a lock-smith would be called out as lease says locks cannot be changed.

I was able to get into apartment and clean up place as tenant left keys in mailbox. I was able to find suitable new tenant to rent apartment shortly afterward, but am missing one and half months of rent plus late fees and have some costs from damage to property (missing fence, storm door, bathroom mirror, etc). All these clauses are outlined in lease agreement and security deposit agreement which have been signed by tenant who abandoned apartment.

What are thoughts on best way to handle (collect money) as eviction is not necessary since tenant is gone. Total cost fits small claims court in NY since under $5,000. However, not knowing persons exact address and he was working under the table so no W2 puts a bit of damper on small claims. Am thinking to go with Collections Company, but they take 40% of total collected. I do have a couple of tenants family member addresses and his girlfriends parents address and her work address.

Appreciate the guidance as this is my first time coming across this scenario. Thanks in advance for help.