All Forum Posts by: Kevin McGinnis

I am heading towards what looks like an eviction for the first time.  Are there any members in Madison County, Illinois who can provide any guidance on the eviction process, with any tips or lessons learned.  Property is in Granite City, tenant lost his job, and has stopped responding to texts and emails.  I served 5-day notice on the 10th, and lease spells out that eviction process will begin on the 15th, which is Wednesday.  Thanks for any help and input.

Quote from @Alexander Donnolo:

Investment Info:

Large multi-family (5+ units) commercial investment investment.

Purchase price: $235,000

27 lot Mobile Home Park near St. Louis, MO

 Is this a park that you purchased?  I'd be interested in learning more details.  What is address and city?

Below, in italics, is a portion of a clause in my lease (Illinois), and I follow it to a "T".  You should follow yours also, do not waiver.  I charge a $60 late fee (after 5 pm on 5th) plus $5 per day.

You should also follow the rules in your state, for when you can/should serve 5-day notice, and when you start eviction if that is ignored.  Step 1 - late fee; Step 2 - 5 day notice; Step 3 - start eviction.  And before I get to Step 2, I tell them it's coming, and when.

Payments must be made paid in FULL by 5:00 p.m. on the 5th to avoid the late charges. If rent is not received by the 10th, a Five Day Notice will be served and you will be charged an additional $50 service fee. If rent is not received by the 15th, eviction will begin, and you will be held responsible for all collection, court and attorney fees/costs. Three (3) late rent violations will result in a rent increase of $50 per month to cover additional collection costs.

I recently had a tenant ask if I could spray for insects.  I asked what the problem was, and where.  He said ants in the kitchen.  This is common in the spring in our area.  I bought a 6-pack of Terro Liquid Ant Bait ($4.68 at Walmart), and took to him with instructions on where to place.  Put in path of ants, they track the Terro back to colony, and problem solved.  I have used this product in my own home, and after putting out, I typically don't see ants again for years.

I also sprayed around perimeter of house with Ortho Home Defense Insect Killer (I had large container left over that I previously used at my own house).

Here is my Screening Process:

1. I send list of below questions.
2. If answers look like you qualify, and you are interested in renting, then I send you an application.
3. If all looks good on application, then I do background checks on all responsible for paying rent (either student or parent).
4. If that is good, final step is to meet all tenants if I haven’t already.

If you do not work and will be getting money from parents, they will need to co-sign, and financial questions will be for them.

Below is email with pre-screening questions I send to all:

So that I do not waste your time or mine, I have a few questions that I first ask anyone who is interested:

1. 1. Where do you live now?
   2. If you have a lease, when does your lease end?
2. 3. How long have you been there?
3. 4. Why are you moving?
4. 5.  When are you looking to move in? Please be specific, as the house is available July 1, and I am not showing to people who cannot move in by July 1.
5. 6. How many people will be living in house?
6. 7.  What is current monthly income before taxes of each person who will be living there, and helping to pay the rent?
7. 8. Have you, or any proposed roommates, ever been evicted?

Thanks,

Kevin

@Wesley W.

Before I ever show a property, I have a standard list of tough pre-screening questions, because I learned early that I’m not wasting my precious time on people who have no problem wasting mine. I suggest you do the same. Come up with list of questions, and send same ones to everyone, including this tire kicker. The only people I end of showing to are ones I’d be willing to rent to.

@Fahadbin Alam

3/2 means 3 bedrooms and 1 bath.

Comp means comparable (rent). If I were you, I would find similar rental properties nearby, and ask what they charge for rent. You can call or just knock on door. I’ve done both, just to keep track of what the competition is charging.

@Zander Kempf

Instead of buying a little at a time in 100 or 200 transactions (we’ve all done this), put together as large of an order as possible for each project or phase, and take that list to pro desk, asking what discount they will give. It’s not unusual to get 20% discount, or at least 10% at minimum. It varies for each product, but the more you lump together, the more leverage you have, and the larger the discount at Home Depot.

@Austin Gaines Sure, maybe meet for coffee next weekend or following.  I was in Troy last night buying bbq for dinner.

@Stephen Jones I am also an investor on Illinois side of river, Edwardsville/Glen Carbon.  I own two rental homes in Edwardsville and tri-plex in Granite City, and looking to expand.  Where are you from, and how about your properties?