All Forum Posts by: Lyndal McMurphy

Just to be clear... it's not all fixed yet.  Plumber is installing the new kick-out on the house today and hopefully Okla Natural Gas does all their work tomorrow and gets everything inspected quickly and gas back on end of day tomorrow or Thursday. Tonight will be the first really cold night so we will see how the heaters work.

It's also worth noting that during this whole process a friend of hers that watches her child during the day reached out to me (presumably after seeing how I've been handling the situation) to ask if I had any other houses available for rent.  I have one coming open in April she is interested in.  

There were 3 leaks... 2 small ones in the crawl space and then the much larger leak is in the back yard (underground).  I'm not sure if she just didn't spend much time in the backyard during these last couple winter months or if being an underground leak, it's not as easy to smell.

Interesting dialog.  Even if we're not all on the same page, it's good to see the range of responses and interpretations of not just what my legal obligation is, but also moral obligation, which is why I included "morally and legally" in my original post.

FYI, the gas is still out and I expect it will be back on Thur or so. It is going to get interesting tomorrow night when it gets down in the 20s and snow on Wednesday. However, I found a decent STR in a safe area for about $55/night after fees and offered her that or I could not charge her rent for the days she is without gas (@ $27/day). She elected to stay at home and take the discounted rent. She is microwaving water to wash her child and do some light cooking.

Next thing I need to address is her latest gas bill which was over $400.  And I even think the billing period for that bill ended well before we discovered the leak, so there could be another large bill incoming.  Hopefully the gas company will provide some relief on the bill.

Thanks for the info everyone! They found the leak today so I'm hoping it will be fixed soon and gas back soon thereafter. I do agree this is a legal question but when the cost of consulting a lawyer would cost more than the cost of a STR for a few days, it's obviously not worth it for just this one instance. But it does make sense to seek counsel on how to handle future situations, edit my standard lease, etc. I've had situations where water, sewage, or heat/air was not working for a few days, so I'll consult my lawyer on how to handle future situations. Thanks again!

My tenant in a SFH (single mother with toddler) was contacted by the gas company saying she was using excessive gas. They sent a technician out who did a pressure test on the gas line and said there is a leak on the house side, and turned off her gas. They told her to contact her landlord and have them get the leak fixed, inspected by the City, and then they can turn gas back on. That was yesterday and I called 5 different plumbers referred to me and the first reputable one I could get onsite was today. They are looking for the leak now. I'm not optimistic her gas is back on before early next week. I took 5 radiator and space heaters by her house yesterday. She is saying she has no where else to stay if they get too cold, or to shower/cook. I'm doing all I can do.

My question is... at what point am I obligated (morally or legally) to get them a temporary place to stay.  Daytime temps right now are mid 30s.  Will be in 60s this weekend.  So hopefully the space heaters can at least keep them warm.  But they have no hot water.

Also, because I know this conversation is coming soon, am I obligated (again morally or legally) to pay any excessive gas charge, if they charge her for her full "usage"?

Thanks!

Ok maybe that is what I should focus on... charging a double security deposit instead of calling it last month's rent.  Thanks for the feedback!

I've been told that some people will charge first AND last month's rent (in addition to deposit) for higher risk tenant. For example I have one now that has terrible credit but they are blaming their ex-spouse for the bad credit and claim to be on track, make good money, etc.

Say for example I collect first and last month's rent at move-in and they eventually get behind on rent.... Say it's the 15th of month 5 and they haven't paid. How do I leverage that last month rent? I certainly don't want to just apply that to the 5th month and then just start chasing them for month 6. Can I still serve Pay or Quit notice and start the process on Month 5 day 15 even though I have that extra month in "reserve"?

Other things you've done to accept a higher risk tenant?

I've recently used the Residential Sale contract on this page from the Okla Real Estate Commission...

https://www.ok.gov/OREC/Contra...

Thanks Andy!  I accepted your invite. 

I guess the good ones keep getting busy and don't have time!  Does anyone have a good recommendation of someone who they have experience with and can work with me?  I have a BA townhouse that I've been sitting on for a month just waiting for estimates!  I do a couple of projects a year lately and growing.  Rehab and holds.  Thanks!