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All Forum Posts by: Kate K.

Kate K. has started 9 posts and replied 70 times.

Post: Tenants want to move out.

Kate K.Posted
  • Rental Property Investor
  • Lake Zurich, IL
  • Posts 70
  • Votes 14

@David Lee Hall, III

Thank you, David! These are ALL great points 👍. I definitely will consider them all in the future, obviously makung sure they are in line with our local State laws and regulations.

Post: Tenants want to move out.

Kate K.Posted
  • Rental Property Investor
  • Lake Zurich, IL
  • Posts 70
  • Votes 14

Hello everybody,

Our tenants all of a sudden decided that the house they rent from us and loved, is no good for them anymore, and after sharing with us that the floor (laminate) is still "bubbling" (after we fixed it) which is bothering them now more as they work from home during pandemic, the walls are too thin and they can hear other being on the phone even though the doors are closed, and that their realtor friend found them many great option to buy their own house, our tenants without actually announcing that they want to move out, asking me 5.5 month in to their yearly lease, "what are our options?". I am surprised they even consider that there might be any, with their lease is being only for 1 year and it's 6.5 months left until they either renew it or give us 60 days move out notice. Their rent is $1800. In a lease we have a $3600 break lease fee + 60 days move out notice and they still responsible for these remaining 2 months rent, which start on a date when the $3600 are received and a written notice about their intention to move out was provided. 

Since the very start I accommodated them on number of things: we agreed on direct deposit and they did it only for 1 month, then said it doesn't work with their bank and asked me if the check would be acceptable, so I agreed to be driving to the bank myself every month depositing their rent checks (no big deal, it was worth for having good tenants). Then they were late on 2 occasions with their rent payments, I didn't assess them a late fee, I let it slide. Then we've jumped to attention each and every time they had concerns about the property. At last but not least, there is a dog only allowed in their lease. They got rid of a dog that they had, and asked me if they can have a kitten. So... once again, good tenants, we didn't want to loose them and I agreed, still having concerns about cat's urine on the floor. And now, few months later, they are letting me basically know they want to move out at all, with no regards to their lease... I was disappointed that they do not even recognize any responsibility that they have after signing the lease, and are not willing to pay for both (rent and mortgage), since they want to buy a house. They want out of the lease, but don't want to pay for it. They also talked something about many people moving out of the city, which was irrelevant and has nothing to do with them and their lease or us. 

Of course, this time (for the 1st time) I told them "You are welcome to not to renew the lease, but, no, you would still be responsible for the rest of the lease payments, should you decide to move early, regardless of when you want to move, before May 1st, 2021". I am trying to hold them to their commitment that they've made. But they were disappointed to hear "No" from me, because they used to get their way all the time before, and seems that they expected to push us again and as far as they can. I don't even know in what condition the house is right now after they got a cat... 

Now, after all this, I wonder how to handle it properly with accordance of local State laws and regulations? How to respond to them when it is in writing? What rights do we have as Landlords, and does this signed lease even mean anything (it's a residential standard lease offered by an attorney)? Our preference is "no subleting" and it is in their lease too that they signed, it's so random people wouldn't trash our property. Needless to say, to try to rent the house going in to winter will be challenging. Also, is there a proper closure that I have to do with them when the time comes, certain steps that we should follow? The property is in Lake County, IL. 

Any suggestions are welcome and would be appreciated. 

Thank you!

Post: Our tenants would like to adopt a kitten.

Kate K.Posted
  • Rental Property Investor
  • Lake Zurich, IL
  • Posts 70
  • Votes 14

Dear fellow landlords, I apologize for my typos. I just reread my comment from today and see that there was one sentence that doesn't even make any sense, due to so many typos :-X 

Oh, I see, Kris L., I actually also figured, that there could be a litter of cats, that's how it could be 8 after 1! 

Joe Splitrock, that carpet look horrendous! Sorry you had to deal with such headache and rip upon only carpet, but subfloor and incur major expenses due to cats pee damage! I just spoke to our tenants today. They said that they are talking to one very good shelter in Huntley, IL, where they ONLY allow people to adopt kittens/cats that are litter-box trained, micro-chipped, healthy physically and mentally, and should there be any behavioral issues occur, they expect this kitten/cat to be brought back to the shelter permanently. But our tenants are just only thinking/considering to possibly get a cat. They are not even sure if they will. 

I do appreciate all the insight, especially from more experienced landlords than we are, who dealt with tenants pets and can share what those experiences were. We are a house that is just bout 975 sq. feet, mostly laminate, except kitchen. If they do get a kitten, and God forbid, it will pee on the floor and damage it, their $1800 security deposit will go towards the repair and we have in our contract that any damages caused by a tenant is a tenant's responsibility. So I reminded them that should any damages occur, they will pay for it, and they agreed to it without any hesitation. 

Our tenants are the kind of people that are taking care of a home where they live in - they took initiative to hire on their own a good landscaping company to improve the lawn in the back yard and the front they want to do next spring, with the special organic stuff to treat the weeds, and it made a tremendous difference in appearance of the property. They fixed up one part that just went bad in a closet this week, and paid for it themselves, they diligently watering the new bushes that we've planted in front of the house and they are thriving now. 

So.. they may not even get that kitten (it is my hope), but if they will - responsibility is on them with repairs should they be needed. They got rid of a dog they had last year, because he attacked her several times, so he had to get rid of the dog and give him to his parents. Maybe they won't take that kitten either. Will see. I can post an update later :)

Post: Eviction process in IL

Kate K.Posted
  • Rental Property Investor
  • Lake Zurich, IL
  • Posts 70
  • Votes 14

Thank you, Martin! I really appreciate your compassion. It IS a living nightmare - for us as well as for the owners.. I will be calling them today to see how he is feeling after being attacked by the wasps yesterday and to see if they are prepared to pursue an eviction process immediately, and I will help them through that process if the would like me to. I was wondering if anyone has any experience with eviction right now, in Lake County, during this pandemic, please?

Post: Our tenants would like to adopt a kitten.

Kate K.Posted
  • Rental Property Investor
  • Lake Zurich, IL
  • Posts 70
  • Votes 14

@Marian Smith, we will definitely get that black light. Thank you!

Post: Our tenants would like to adopt a kitten.

Kate K.Posted
  • Rental Property Investor
  • Lake Zurich, IL
  • Posts 70
  • Votes 14

@Kris H., if there is urine found on the floor with black light, does it mean that the floor is permanently ruined and has to be changed?

Our tenants are young financially stable responsible couple. We didn't even expect to have $200 over our asking price per month which is what we ended up with. They bring check o to loose them due to our concerns regarding potential damages. Vacant property might cost us s lot more than even to change laminate throughout this whole little house. Especially now, when budgets are tight, millions have lost their jobs and to find good tenantswho pay on time would be especially hard. I emailed them that we require that they make sure the kitten uses a litter box and never pees in any hidden corners. And considering that they already paying us a lot more than we originally asking per month, we said that we will not be charging them extra fees, though we will expect them to pay for any damages should they occur. We have their 1 month rent deposit, so this could be used in case if necessary.

Post: Our tenants would like to adopt a kitten.

Kate K.Posted
  • Rental Property Investor
  • Lake Zurich, IL
  • Posts 70
  • Votes 14

@Kris L., what is "8"?

Post: Eviction advice for a property in Lake County, IL

Kate K.Posted
  • Rental Property Investor
  • Lake Zurich, IL
  • Posts 70
  • Votes 14

@Kenneth Garrett, thank you for your comment. If you are referring to a complaint with the law enforcement regarding non-compliance about tenants having their dogs on other people's property and not even cleaning up after that, I already did that (3 complaints for the past 3 years, which resulted in 3 citations which made them very mad and vindictive, but... not responsible tenants and dog owners; next event will be a criminal offence for them). But they started threatening us, saying to police officers that they not only not going to change their life style for us (it's regarding them and their dogs on our property), furthermore, he advised police officer last time that he will be calling police on us, and he had an audacity to do that already! I tried to keep at least dogs away, so on our property I sprinkled cayenne pepper, and he called the police accusing us in attempting to poison their dogs or their kids! Police department, of course know them, so they did not believe them, but still, they had to call me..

As to eviction, the attorney for sure will be needed. The owners already said that they will seek legal advice. I am just feeling that they need a really good one, who will act quickly according to the law. The attorney they may have talked to said that they can't go in to the house due to coronavirus, but it makes no sense, because landlord has not only the right, but obligation to check the premises with the appropriate notice given to tenants. So these owners definitely need an attorney who will help them to get rid of such tenants, which are nothing but trouble for everyone. Thank you again for your comment.

Post: Eviction advice for a property in Lake County, IL

Kate K.Posted
  • Rental Property Investor
  • Lake Zurich, IL
  • Posts 70
  • Votes 14

I am trying to help an elder couple, who are landlords to our irresponsible and obnoxious neighbors, because the situation got out of hand not only for us, the neighbors, but for them, the landlords as well. Even more so for them than it is for us. The property is in Lake County, IL.

The owners are an older couple and our terrible neighbors (their tenants) not only trashed the property they are renting, they turned our back yard in to their dogs' toilet too! They ran the property down to unsanitary condition, green bottle flies are flying everywhere over dogs feces (during very hot weather it stinks horribly too!), and they don't even clean up! We had to call the police on multiple occasions and we dealt with this nightmare for the past 2 years... I tried to reason with them but it was useless, they responded disrespectfully and refused to clean up or keep their dogs on the leash, so we had to involve the police and put up a temporary fence. 

They don't let their landlords in the house, they don't pay rent for the past 12 months (or just about), they don't move out and keep lying to police and the property owners that they will move out. Instead, they brought in 2 more children to the house, just had another baby (total of 5 now), their untrained large 2 dogs were attacking us on our own property which makes us feel unsafe and insecure on our own property that we own! These tenants don't seem to work and it's hard to imagine how they make living (neither one of them seem to work), just causing noise disturbance by loud inappropriate music every time we are in our back yard, etc. ... brought in the 3rd dog last week, took the sign "for rent" down which landlord put up (he put it up today again), and seems like have no intention to move out what so ever!!! They deliberately abusing landlords' compassion and taking advantage of their kindness.

Today I finally met these owners which I tried to get in contact with for a while, because of continuous disturbance from their tenants. They actually came to remind their tenants that their lease has expired, but tenants didn't open the door... He flipped over the stacks of hay by the house siding, which was stacked against the house since last Halloween, and was attacked by millions of wasps! Those tenants hid in the house and didn't even open the door to the owner to ask if he is ok, at least!!.. I offered him my help. 

Could you please give us a good advice where to start? Tough attorney might be needed ASAP, who will know exactly what to do, act immediately, work quickly and will be able to get them out of the premises in a shortest period of time, because according to the law pertaining eviction (I already researched it before we purchased our own investment properties), landlord cannot evict tenants in winter. With that being said, they might have a "free housing" for another year!

According to the law, even before Coronavirus tenants couldn't be evicted during winter months, so that means if they will not move out in the near months, they will be getting "free housing" for another year! It's so unfair and a terrible situation for this elder couple to be in as the owner, and still to have their property destroyed on top of that... 

I'd like to help this nice couple (landlords) to evict their irresponsible rude dishonest tenants before this upcoming winter, because if they will not move out now, they will most likely end up staying over the winter, which they already seem to have planned on doing - to keep taking advantage of this older couple and not pay them rent!!! It is outrageous and unimaginable losses for the owner - no rent payments AND destroyed property on top of that...

Of course, I will talk to this elder couple about thorough extensive screening process prior to letting renters in to the premises, which we do with our perspective tenants before choosing the ones we will decide to rent our property to, but that will be later. Now they need their property saved from further damage and have these tenants out. Are there any delays as of right now due to Coronavirus wit eviction process? How long would it take to evict them?

Thank you in advance for any suggestions! Any advice is appreciated!

Post: Calling Landlords in Lake County, Illinois ?

Kate K.Posted
  • Rental Property Investor
  • Lake Zurich, IL
  • Posts 70
  • Votes 14

Hi Bob! 

We have a similar situation in Lake County, IL, with our neighbors who are not our tenants but I am trying to help the landlords, who are an older couple and our terrible neighbors (their tenants) not only trashed the property they are renting, they turned our back yard in to their dogs' toilet too! They ran the property down to unsanitary condition, green bottle flies are flying everywhere over dogs feces (during very hot weather it stinks horribly too!), and they don't even clean up. We had to call the police on multiple occasions... I tried to reason with them but they responded disrespectfully and refused to clean up or keep their dogs on the leash, they don't let the landlord in the house, the don't pay rent for the past 12 months (or just about), they don't move out and keep lying to police and the property owner that they will move out but instead they just had another baby, brought in the 3rd dog, took the sign "for rent" down which landlord put up, and seems like have no intention to move out what so ever!!! They deliberately abusing landlords' compassion and taking advantage of their kindness. Landlords came in today to remind them about lease being expired this past June, instead were attacked by millions of wasps, coming from wasps' nest, which tenants created by having stacks of hey against the house from last Halloween, and didn't even bother to open the door to the owners today to find out if he is ok after wasps attack! He was bitten very badly. I offered my help, gave him vinegar to rub the skin on his arms and legs to neutralize the bites immediately. He didn't want to go to the hospital. Hope he is ok. But I'll follow up with them tomorrow.

According to the law, even before Coronavirus tenants couldn't be evicted during winter months, so that means if they won't move out in a near months, which is very unlikely, as it's very clear that they have no intention to move, they will be getting "free housing" for another year! It's so unfair and a terrible situation for this elder couple to be in as the owner and to still have destroyed their property on top of that... I'd like to help them out with everything I can with this eviction process. What should they start with and what actions should they take? Of course, I will talk to them about thorough screening process which we do with our perspective tenants before choosing the ones we will rent our property to, but that will be later. Now they need their property saved from further damage and have these rude and irresponsible tenants out. Are there any delays as of right now due to Coronavirus wit eviction process? How long would it take to evict them? 

Thank you in advance for your advice and expertise!