All Forum Posts by: Linda Thomas

Definitely agree and they are not getting a dime but I do need to send an itemized letter with all the deductions within 49 days and that's is where my question arises? Any input?

Hi there.,

Two tenants on the lease. Tenant 1 moved out. Tenant 2 stays. 5 months goes by to come to find out that now tenant 2 moved out without our knowledge and let squatters move in.. had to file for eviction, got them out finally. Over 4k in damages, utilities, past due rent, court fees, tons of trash, holes in walls, pee everywhere, etc. 

Now, tenant 1 texted me asking when he was going to get the sec dep back. I explained the process and how I have 30 days to either send check or itemized letter with deductions. Tenant then proceeded to provide me with his new address and another address for tenant 2. 

Question. 

do you send the itemized letter certified mail to both of the new addresses he gave me? Or to just his since I have not had any communication with the other tenant that was on the lease? How do I know this other address is even valid? Or if they split up etc?

do I also send a copy for the sec Dep letter to the rental ? 

Cover my basis and send to the rental and the 2 addresses the one tenant provided via text? 

How would you handle this? best way possible? 

thank you!

Quote from @Kevin Sobilo:

@Linda Thomas, you should pay before the 30 days. If she appeals and is awarded more, your payment will count towards that.

If you don't pay within 30 days, they can start charging you 6% interest on that amount. In addition, they can take a copy of the judgement to the prothonotary's office and record it creating a general lien on any property you own in that county. So, if you were trying to sell or refinance ANY property in that county (not just the one the tenant lived in) that lien would show up and throw a monkey wrench in the works.

The courthouse will not give legal advice, that is why they were not helpful. They don't want to be liable for giving that kind of assistance.

BTW, this is one reason an LLC is helpful. If you didn't want to or were unable to pay the judgement a lien filed in the LLC's name would not affect your personal residence. If you operate within your own name, then your personal residence could end up with a lien on it.

Thank you for your help, Kevin, I really appreciate it!! Should I send the check by certified mail?? and how do I go about making sure that the courthouse marks the judgement as satisfied once I do pay it so it does not affect or show up on any of my properties etc? 

Hello BP,

Tenant disputed itemized letter of the SD. Last week we had the civil hearing at the MDJ and tenant was awarded partial judgement for about 300 bucks plus court costs. The only information on the judgement states that either party has 30 days if they want to file an appeal. I have never been through this before and I am in the state of PA. I was wondering if anyone had any information or knowledge on when I should pay the tenant and if how can I check if she files an appeal or not? should I wait till it's past the 30 days because what if I pay and then she files an appeal? or does it need to be paid by a certain date? there really isn't any information on this paperwork and I called the courthouse and they were not very helpful. 

Thanks! 

Quote from @Caroline Gerardo:

What is total cost to rebuild? Do you have replacement policies in place? How much is current liability coverage? Who is your agent? Are the policies all in one company? States?

No one can advise you without the specifics.

I have landlord policies on all of them w/ i think 250k liability coverage with allstate and modern in PA

Hello all,

What is the best way to determine the amount of coverage needed for an umbrella policy. I was quoted the following: should I go w/ the most expensive and most coverage since the 13 homes are not setup in a LLC? will this def cover me god forbid something were to happen? how much coverage does everyone have?

1M $1,470.24/annual

2M $2,454.92/annual

3M $3,195.49/annual

Quote from @Linda Thomas:

Quote from @Dre N.:

Quote from @Linda Thomas:

Quote from @Bruce Woodruff:

Quote from @Linda Thomas:

Quote from @Bruce Woodruff:

Quote from @Russell Brazil:

Youll be ok on most of the deductions. The paint I think youll lose on however. Most states require a landlord to repaint every 3-5 years. If they were there 8 years, it likely would need to be repainted regardless.

 I think she's just charging for the primer....?

 Yes just for primer to remediate the nicotine on the walls and ceiling and ceiling tiles, had to paint all of them in the two rooms. 

 I think that's very fair, and I can't see any judge objecting....

 I sure hope so, just hate going to court ugh. I will let you guys know how I make out haha. Wish me luck! thanks for all the help and support. Much appreciated.!

 Would be curious to know how this ended up when you have an update, good luck!

 Semi update lol

I am a bit annoyed. I do not have a decision as of yet the MDJ said I will get notification in the mail in a few days. He did say numerous times though that it was ceiling tiles/ walls etc was normal wear and tear even though I explained that it was not it was a violation of the lease and I showed him the no smoking clause. He also seemed to be siding w/ tenant about the stove situation as he said the tenant tried to do the right thing and didn't do it maliciously or intentionally but why didn't they leave me my old stove? I will definitely let you know exactly how it turns out in a few days when I receive my determination notice.  

 have to pay 325.00 plus 150.00 court costs. Disappointed but it is what it is and i will just write it off lol. 

Quote from @Dre N.:

Quote from @Linda Thomas:

Quote from @Bruce Woodruff:

Quote from @Linda Thomas:

Quote from @Bruce Woodruff:

Quote from @Russell Brazil:

Youll be ok on most of the deductions. The paint I think youll lose on however. Most states require a landlord to repaint every 3-5 years. If they were there 8 years, it likely would need to be repainted regardless.

 I think she's just charging for the primer....?

 Yes just for primer to remediate the nicotine on the walls and ceiling and ceiling tiles, had to paint all of them in the two rooms. 

 I think that's very fair, and I can't see any judge objecting....

 I sure hope so, just hate going to court ugh. I will let you guys know how I make out haha. Wish me luck! thanks for all the help and support. Much appreciated.!

 Would be curious to know how this ended up when you have an update, good luck!

 Semi update lol

I am a bit annoyed. I do not have a decision as of yet the MDJ said I will get notification in the mail in a few days. He did say numerous times though that it was ceiling tiles/ walls etc was normal wear and tear even though I explained that it was not it was a violation of the lease and I showed him the no smoking clause. He also seemed to be siding w/ tenant about the stove situation as he said the tenant tried to do the right thing and didn't do it maliciously or intentionally but why didn't they leave me my old stove? I will definitely let you know exactly how it turns out in a few days when I receive my determination notice.  

Quote from @Dre N.:

Quote from @Linda Thomas:

Quote from @Bruce Woodruff:

Quote from @Linda Thomas:

Quote from @Bruce Woodruff:

Quote from @Russell Brazil:

Youll be ok on most of the deductions. The paint I think youll lose on however. Most states require a landlord to repaint every 3-5 years. If they were there 8 years, it likely would need to be repainted regardless.

 I think she's just charging for the primer....?

 Yes just for primer to remediate the nicotine on the walls and ceiling and ceiling tiles, had to paint all of them in the two rooms. 

 I think that's very fair, and I can't see any judge objecting....

 I sure hope so, just hate going to court ugh. I will let you guys know how I make out haha. Wish me luck! thanks for all the help and support. Much appreciated.!

 Would be curious to know how this ended up when you have an update, good luck!

 Semi update lol

I am a bit annoyed. I do not have a decision as of yet the MDJ said I will get notification in the mail in a few days. He did say numerous times though that it was ceiling tiles/ walls etc was normal wear and tear even though I explained that it was not it was a violation of the lease and I showed him the no smoking clause. He also seemed to be siding w/ tenant about the stove situation as he said the tenant tried to do the right thing and didn't do it maliciously or intentionally but why didn't they leave me my old stove? I will definitely let you know exactly how it turns out in a few days when I receive my determination notice.  

Hello all,

I need evidence that the tenant used to smoke inside the rental. Long term tenant and recently moved out. Disputing charges for nicotine. I have some pictures of nicotine on ceiling tiles etc but trying to compile more evidence to make my case stronger. I found some videos on their "live" account on facebook of them smoking and wanted to know if I would allowed to use these at the hearing? and show judge them on my cell phone?  I'm assuming yes as they are public and i am not friends w/ them on fb? or do you think I would have a problem? any other suggestions. thanks