All Forum Posts by: Vanessa S.

 Out of curiousity, why do you say this? Wondering what the reasoning is. Thanks in advance! :)

Thanks. It’s clearly stated in the lease that smoking is not allowed. 

Hello everyone- My tenant has moved out and the place smells. Neighbors have reported seeing the tenant’s guest smoking so this is the reason for the odor. My tenant attempted to disguise the odor with really smelly deodorizer. I will definitely need to find a way to get this terrible smell out of the carpet and interior. Any ideas on what I can do? Will steam cleaning the carpets help? Any other ideas? Finally, can I deduct this cost from the security deposit? By the way, I am in California. Thank you in advance all! 

Update: I called the tenant and she admitted fault. She said she broke the window 2 months ago but "forgot" to tell me! This left a gaping hole for that long?!! I reminded her the lease agreement says she should notify me immediately and the cost of the window repair is her responsibility since it was her fault. She was not happy about this and said she didn't think she needed to pay since the window was "flimsy and old." This isn't true since I used to live there prior to renting it out. In fact, out of the 177 owners in the community, only 1 owner replaced windows. From the 20 years of being an HOA board member, no one has broken a window and needed it replaced. I only know this because an approved architectural request is required in order to fix or repair windows. The existing windows are sturdy and durable so it wasn't wear and tear.

Her lease ends next month so she knows she needs me to provide a good reference for her in her new place. I should have more leverage than she does in this situation, it seems. After realizing this, she backpedaled by saying “she would try to do what she can” with the window repair. Not sure what she means but I suppose it is better then refusing to pay for the repair?!!

I am going to send out a window repair person ASAP. What is your advice/ input/feedback on getting paid by my tenant for this? I prefer saving the security deposit for the move-out in anticipation of other costs. 
Thanks in advance!! 

Aloha Richard! Thank you for your feedback. I haven’t inspected it yet as I am out-of-town. You make valid points about inspecting it. What do you suggest I do in terms of inspecting the window? Do it after I talk to her? Do I need to notify her if I am not entering the property? My neighbor can see it from the sidewalk so it’s not something that I need to enter the premises for. Just wondering aloud.
After reviewing my tenant responsibilities clause, I need to update it. It’s too general. What’s a good resource to refer to in order to do this? I am in CA. 
Mahalo! 

 If this were the case, who was be paying for the window repair? This is assuming my tenant is denying the damage and says she doesn't know who the neighborhood child or the person ran off. 

@Theresa Harris Yes, this is a good idea. I thought about deducting from security deposit. Does this mean I'd replace it now and obviously, coordinate access to the property and then deduct when she moves in early February? I am extremely curious (and disappointed) about why she didn't report it in the first place! Any responsible tenant would! I wanted to call her but wanted to be prepared with the possible scenarios which is why I posted this. 

@Drew C Grossman I reviewed the lease and this is covered. My lease is really broad but does speak to this. From your leases, is this explicitly stated, eg: broken window, etc?

I am learning a lot through all of you experienced property owners and investors! TIA!

Hi Drew- I just reread your reply and you mentioned labelling yourself as a property manager has had a positive impact on your interactions with your tenants. That is an interesting POV. I may try that in the future.

Hi Drew,

Thank you for the feedback and advice! I appreciate you taking the time to reply. She knows I am the owner and I remind her I'm on the HOA board so I am very active with the ongoings of the community and my property. She also knows neighbors watch out for me since I am not local.

You're right- it's a red flag that she's been quiet on the matter. If it wasn't for my neighbor to mention this to me, I'd probably never know about it. 

What is the best approach in proving causation of the broken window? In the past, she was quick to deny noise and smoking. So I am assuming she's going to deny she caused it and play victim. But, the flipside is, she is also quick to remedy (while being apologetic) any HOA violations like leaving a bike in the common area, etc.

Thanks so much. Your help is beyond useful.