All Forum Posts by: Lois Ginter

I have four properties next to each other, and live on the premises.  During the last year, I have had a few trespassing situations, a tenant threatened with a gun in front of the properties while walking his dog, an attempted break in, and then yesterday caught a squatter in an empty unit when I showed up to do a showing.  Additionally, crime in this city is off the charts.  Armed robberies and drive by shootings are a daily event.  No joking, five armed robberies on Christmas day. 

Seriously thinking about installing outdoor survailance cameras on the property, so at least I can ID perps or be alerted to trespassers.  How much do cameras deter crime?  If you installed a camera system, did you do it yourself, or hire someone?  I am looking at infrared cameras, where footage would be dumped to the cloud, and I can monitor on my smart phone.   Did you tenants object to the monitoring of their coming and goings? 

I've done the installment thing twice, and got burned each time, and ended up evicting in the end. 

Does the remaining tenant income qualify?  Tenants I inherited were always splitting up, and he finally moved out in September.  She does not make enough to even cover the rent, but assured me she would get a better job, etc.   She said on 12-1 that she would move out by the end of the month because she didn't have the rent, so I agreed she could use her security deposit to pay December.  Checked in with her a few times, and she was still planning on moving.  Right after Christmas, I ask her about returning the keys, and she announces she has no place to go and is not leaving.  No mention of what she can pay.  I filed five day notice on 1-2 for December rent, and said if she was not out by next week, I'm filing for eviction.  She is livid that I would evict her, and is planning on not leaving next week.  She now claims the BF is still responsible of half of the rent, and I need to go after him. BTW the old BF was paying the utilities after he moved out because she is in arrears with the gas and electric company, and they won't connect her on a new residence.  From now on, my lease states that a remaining tenant must re-qualify if one moves out.  

 I always look at the year to date amounts and divide the the hours they say they work.  They should average the hours that they state.  I've caught people padding their hours and hire date that way.  I also insist on net pay....yes you may gross 3x rent, but if you have a garnishment or support payment you net will significantly lower. 

I tell all prospects to bring proof of income to the showing, and be ready to provide work and rental history.  Recent encounters:

Unmarried couple:  She gets minimum SSI, he will be starting a job next week, and they have been living with her mother.  Both in their 30s.  BF didn't have rental/job history because he was in Chicago Public Housing, worked temp jobs and had no W-2 or tax return for prior year.  Mmmmm...yeah you were a guest of the state.

Single Guy:  Says he has been with his employer for 2 years.  Call the employer and they say only one year.  Hey, I talked to your HR department, and they have a different date, what gives?  Has his supervisor write a letter with the hire date on the apartment application.   Call the supervisor, and said he just used the date he was given and didn't double check.  Call HR back, and they confirm the hire date is a year after the applicant's date.  Again, your HR department said this...why?  They are new, and don't know.  When I denied his application he said he was going to fix the date for me.  Dude, I was an HR Systems Analyst......HR don't get that stuff wrong. Also stated he was living with his mother in public housing for 4 years.  Called the housing complex for the elderly, and they are like, we would not let that go undetected for that long.   Still no pay stubs produced.  

Another couple:  Her no job, him on minimum SSI, and started working for her father a month ago.  Oh and by the way, I'm on probation.......

Another couple:  We can pay in four months advance.  OK, you need to qualify first, and then we will talk about how the rental agreement and payments work. No application filed, get a call later that day:  We can pay a year in advance.  Me:  why would you do that?  What if you need that money to pay a bill?  Him:  I can explain why later. 

 I give my tenants five days grace before late fee because my units are C-, working low income. If they can pay half before the 5th, I waive the late fee.  They have good jobs for the area, and families, so I try to work with their pay days.   Steady good tenant who needs help sometimes.  But I screen like crazy, and live onsite.

Somethings that might be usable but not sell-able could be posted on Craig's List.  This way you get people to remove it for free.  You might also want to sort and then sell some of the metal items for scrap.  

What are you planning to do if they decide to stay?  I have a similar situation with an inherited tenant on a month to month lease.  They are actually paying a bit above market, but would never pass a background check due to felony convictions.  I plan on asking him if there is anything in his past I need to be concerned about when I meet with him.  If he comes clean, I am willing to let him stay with a very restricted month to month lease.  I am only doing this because they just moved in and have two kids.  

The one thing about being on the landlord plan is that tenants can stop their service and you are on the hook for it.  I checked with my local utility and you can go on and off the landlord plan.  I will go on the plan during cold months, but then go off of in when the weather is warm.  

I have a clause in my lease that tenants need to provide me their utility account numbers, they cannot have service disconnected, and unpaid utilities will be deducted from the security deposit.   

I'm inheriting tenants that are on month to month.   The previous LL leases were weak, I am going to get new leases after closing, but before the end of the month.  I have one tenant that would have never passed my background check standards, if he doesn't agree to sign, I can give him 30 day notice then.