All Forum Posts by: Karl Kauper

When my rental properties are in a situation like this, I make an effort to create a structured and aggressive payment plan to help tenants catch up. However, if they fail to meet any of the agreed-upon payments, I request that they vacate the property.

I process nearly 1,000 applications per year for the last 15 years. Yet you're able to screen applications more effectively?

If you are more capable than a PM, why don't you know the answer to your question? Laura is a PM, she answered your question, and your response was to fire back that you can do a better job than a PM. Does that make sense?

A tenant could sneak past your screening with falsified applications that you can't catch. Once in, they could pay rent for a few months until you feel everything is perfect, which then greases the tracks for them to tear your life apart. They stop rent and communication. You file for eviction and they employ multiple delay tactics that extend your court case 3-6 months without batting an eye, all while not paying rent. When you finally get them on the ropes, they pack up and move out never to be seen again. You find the house completely trashed with missing appliances and cabinets, tenants were cooking meth, windows broken, etc. 6-8 months of unpaid rent, unpaid utilities, thousands to empty the abandoned property and trash, $50,000 to completely renovate the property and make it rentable again, plus all the time, energy, and stress along the way.

I would actually argue this is pretty common and not even the worst-case scenario. I've seen landlords held hostage for years by tenants who know how to manipulate the law.

On the other hand, sitting vacant costs you the mortgage, taxes, utilities, insurance, lawncare, and other expenses. If that's $25,000 a year, then two years of vacancy is about the same as a really, really bad renter. If you're as good as you claim to be, it should be easy to show that the rewards outweigh the risk.

I process nearly 1,000 applications per year for the last 15 years. Yet you're able to screen applications more effectively?

If you are more capable than a PM, why don't you know the answer to your question? Laura is a PM, she answered your question, and your response was to fire back that you can do a better job than a PM. Does that make sense?

A tenant could sneak past your screening with falsified applications that you can't catch. Once in, they could pay rent for a few months until you feel everything is perfect, which then greases the tracks for them to tear your life apart. They stop rent and communication. You file for eviction and they employ multiple delay tactics that extend your court case 3-6 months without batting an eye, all while not paying rent. When you finally get them on the ropes, they pack up and move out never to be seen again. You find the house completely trashed with missing appliances and cabinets, tenants were cooking meth, windows broken, etc. 6-8 months of unpaid rent, unpaid utilities, thousands to empty the abandoned property and trash, $50,000 to completely renovate the property and make it rentable again, plus all the time, energy, and stress along the way.

I would actually argue this is pretty common and not even the worst-case scenario. I've seen landlords held hostage for years by tenants who know how to manipulate the law.

On the other hand, sitting vacant costs you the mortgage, taxes, utilities, insurance, lawncare, and other expenses. If that's $25,000 a year, then two years of vacancy is about the same as a really, really bad renter. If you're as good as you claim to be, it should be easy to show that the rewards outweigh the risk.

Yes it can take several months to evict. If the lease is ending be sure you have given the proper notice of non-renewal of the lease. If not, the lease might renewal for another term (usually a year) or it may go to a month to month tenancy. You need to know what your lease says.

You would be bringing a no fault eviction. Once you have them served and file the papers with the court, the court will assign a First Tier Hearing - basically a mediation session where hopefully you are able to work out a move out date certain (with the tenant paying use and occupancy). Then if at the end of whatever time you have agreed upon, if the tenant still has not left, you can get the Execution to move them out.

There are programs out there that may assist the low income tenant with first last and security as well as some moving expenses at a new apartment.

@Karl Kauper Sadly MA is a very tenant friendly state.  The tenants can bind you up for a long time.  And it is difficult for you to refuse to take their rent, as there are many agencies that will pay up to $10k in back rent and rent moving forward.  Not sure if that is what you are looking for.  I just served a 30 day notice in Millbury (I live in Sutton but my rental is in Millbury) and I am hoping that the $4k I offered the tenants to actually move out on time is enough for them to find somewhere to go.  Sadly there is so little inventory that many are simply trying to last as long as possible and wait for the constable to tell them that the moving trucks are here for them.  They often don't have enough $ to take their stuff out.  Whatever you do, please make sure that you get something signed saying that are completely gone and have no claim to any possessions they left behind.  I had a client who thought they did the eviction correctly, and ended up in court as one of the occupants who had moved 3 months earlier said her stuff (including 3 rollex watches) was thrown out.  It cost him another 3 months before he could start work turning the unit.  Best of luck.  DM if you have any additional questions.