All Forum Posts by: Jon K.

Like others, I would go with "traditional" (family) renters if possible.

The roommate setting with 4 people is less desirable. You can't advertise "only families" or "must be above 30"-- but you should be able to require a certain level of credit, income, max occupancy (maybe, check your area), and rental history.

If they had 'plenty of cash,' they wouldn't be living with roommates.

It isn't uncommon that 20-somethings want to split houses. What I don't like about this setting is 2 boyfriends. Invariably, someone will break-up and/or move. There's the "3 or more unrelated" in some areas, too.

Joint and several liability is probably your best bet. I added that to my lease, even though I don't allow roommates to add people. Just make sure that you don't rent by the room. It's all or nothing- they're all liability for full rent, or they can't live there. If someone moves out, it's their problem to come up with full rent on time-- make sure they know that.

Get a good deposit.

I would make them pay me with one full check-- no individual checks. One full check for full amount by rent due date, no exceptions. Ditto with deposit. You don't want one paying partial payment on time, then another roommate paying partial. One check to you on time, or eviction begins for all of them.

I would say that 20s and houseshares mean:
- more guests over, more likelihood for parties
- 20somethings change jobs and move more often
- couples = break-ups
- roommates = break-ups
- usually 20s spend a good bit of income on student loans and entertainment.... check income and credit for each to see if they can really afford the rent.
- 20somethings = not always clean or careful with property
- 20somethings aren't known for their great credit.
- 20s/30s seem more likely to smoke. Ban smoking anywhere on your property line. They smoke, you give notice to vacate and charge for full damages. My new tenant/roommate is 20something. I have a long no smoking clause in my lease. I said they're responsible for full deodorizing and replacement of all carpets, cabinets, wall paints, appliances, inside and outside. No smoking inside on outside of property, including lawns, patio, and garages. (Of course, it's not like I could likely collect the full amount... but so far it's been a deterrent for them to smoke on my property.)

Families with kids:
- more wear and tear or spills with the kids
- liability with kids (stairs, bathtubs, etc.)
- perhaps less likely to move as often as roommates
- perhaps more likely to be a little more careful and treat the house as their 'family home'
- kids are rough on houses
- perhaps more established with finances, job, credit (but not enough to buy their own house)
- might stay in your house longer, meaning you don't have to do this as often.

Mark H.

Interesting. Thinks like break-ins or them being careless (say, on the stairs or misusing the fireplace and burning the place down) would be what I'm most concerned about.

My lease says I recommend they have insurance, but I didn't require it. Perhaps I should require it for the next tenant. I like that requirement helping me disclaim liability.

I do have insurance, but not a million. I worry someone would fall down the stairs and sue me for a ridiculous amount of money, like $500,000. I'll have to look into getting a higher insurance limit.

- Search public records to find if he divorced.

- Search public records to see when his house was sold and if it was sold at value. If it sold very low, maybe a short sale?

- Why is he moving from somewhere else after only 2 months?

- Why disregard her income if it's there? Some income varies month to month, but if she always ends up with a little...

- Is all the debt hers or his? Maybe *he* can afford the house, but she can't.

- Is the 50% rent post or pre-tax? If it's half before taxes, forget it.

- What if you had a deposit high enough to recoup potential eviction? How long does eviction last in your state? If you could get someone out in, say, 2 months, and you make the deposit 2 months...

You probably have to consider this carefully. If there's no way she could pay, what if he walks away from the relationship and she stays in the house? Could his lease be only to him... and if he gave notice, could she 'squat' there?

I would say it's easier to avoid it, but if the rent is 50% of an engineer's income, I wonder how many people truly can afford that rent who can't buy a house of their own. I had an engineer roommate once, and she made good money... bought her own house after 6 months on the job after college. Is your rent very high for your area? How many potential prospects do you have?

I have clauses in my lease saying I'm not responsible for injury or loss to person or tenant's property, and that tenant waives all claims.

Are these clauses meaningless?

If something happens, they can still sue, lease clause or not?

Say they fall down the stairs. Or, the pipes freeze and leak all over their stuff. Or, a freak hurricane wipes the place out. Or, something sparks.

Would liability clauses in a lease be useful, or am I kidding myself by even including them in the lease?

One college town I lived in I signed my own leases and gave deposits. They asked for income check, no credit check. Trusting.

Another city I lived in, we had to show substantial income and credit history. That made most college students' parents co-sign. I think the minimum income required was $60,000 or $70,000 to rent a studio apartment there. They also checked my references, plus my parents income and credit. I had to send my parents tax statements in, too. Plus, deposit was 1 months rent. That meant a few grand upfront. I was pretty careful with that place!

I would at least credit, reference, and income check the student. If they don't meet your pre-set income requirement or credit score, they need a co-signer (most will ask their parents to co-sign).

I just noticed some oil leaks on my driveway.

I'm planning to just stain or resurface the concrete when selling it.

I don't have a brand new house, though, and it's not $750k+.

I would tell the tenant to park in the street, or put wood on drive.

Mark Updegraff

But, a loose doorknob is an emergency! Ha! I like your "is there a fire? Call the fire department" response. I guess fixing minor stuff makes them be less routinely annoying, and if it gets to be too much, not renewing. It really is sad how entitlement is so rampant.

Back in my college house, I avoided calling the landlord at all costs. I was so happy to have the place for that price. When a water pipe broke, I said I hoped it wasn't anything I did, offered him to come sit down and have a beverage. Another time an outlet overheated. I unplugged everything, ran to the store at 3 a.m. and bought extinguishers and smoke detectors, then called the landlord at 10 a.m., again saying I hoped that wasn't my fault.
I didn't want to annoy the landlord, and was just happy to have a cheap place. It seems like no one is grateful for anything anymore.

Now, where are my cigars?

Rob K

Hah, I for one lock my bedroom door and hope I don't get crazy people here too. One girl who inquired (yes, a girl... 100 pounder!) had been arrested a few weeks before that for assault. I'm guessing it was a bar fight. But, still... assault? Really? I now do a quick search before I let them even come see the place.

These people aren't handing over too much money. Maybe I'll try upping my deposit next time. I'll bet that'll get me some tenants who are a bit classier, likely older, and have a better financial life.

Daniel Miller

I think a tenant might say anything to get what they want.

"Oh, I'll repaint before I leave.." Yeah, right. Not well, if at all.
There will likely be uneven paint lines at ceiling, paint on crown molding, paint on floor, streaks... I HATE painting.

"Oh, I'll give you plenty of notice to vacate." No, you won't.

I suppose you could allow *your* professional painter to be hired upfront by them at their expense to paint, and then you approve colors. Even so, it sounds messy, and not worth it for you. Another months deposit as rent plus a lease that says wall paint is damages might help. Still sounds like more trouble than it's worth.