All Forum Posts by: Mags S.

@Cameron Riley

- you Lol a lot

- perhaps u shld look into the sources I shared before you determine the process is redundant. One is an application form from which I do my due diligence and if I wish to move forward with the candidate, they pay MySmartMove and I receive a rental history, and background check report. I don’t spend any money on my process.   I am thorough and diligent as these are traits of successful landlords. 

- I lease in a blue collar area in philly so not a high rent district. Far from luxury. Because someone is financially poor doesn’t mean they are stupid and unable to comprehend as your comments imply. Hopefully they are not too poor to pay for housing  and if they are, you shld pick that up in your screening process and not rent to them.

Landlording is a serious business, not a laughing matter. As many here have tried to make you aware, you could wind up being sued or face fair housing legal issues. 

- if you have ‘to reject 10 good applicants’ as you state and with 3 evictions in 6 years says much more about your inability to screen and landlord successfully than the tenants. Not sure how you define a ‘good applicant’. And you have 10 of them? You are the gatekeeper. 

- To answer your original question, I never do rejection letters. It’s such an insignificant part of the entire process. My applicants know the selection criteria before they apply. My process does  document the outcome of each application for legal CYA reasons. If someone happens to follow up, I pull their application out and tell them, you were denied because...

Best wishes going forward. 

@Cameron Riley  

- I use MySmartMove for background, etc  checks. I use a bigger pockets application form which I found pretty thorough. I use the completed application to do my due diligence and if they pass that, I verify their email address with candidate and let them know they will receive a link from MySmartMove to complete. The potential tenant pays them directly. MySmartMove  sends me the results. I’m from the best possible tenant school of thought vs first qualified tenant. 

- yes I pay all the fees necessary to run a business. I run it legally and that’s the cost to do business in philly.

Every landlord is different. I’m not interested in the residual type income like collecting app fees, or putting in a coin operated laundry. I’d rather have the place sit empty vs putting in an unqualified tenant. I spent a lot of time and effort putting a system in place that works for us.  Current tenant is in their 3rd year and pays rent electronically (immediately posts as cash) and all utilities, in their name, on time. 

The best advice I can give you is to spend more time creating processes that covers all the bases, document it, and follow it religiously. It also shld be scalable so you can grow without re-inventing the wheel. In a previous life, my area was always subjected to federal audits. Biggest take away I learned is document (cya) and consistency. It will keep you out of trouble 

BTW, my selection criteria is listed in the ad.  If they don’t qualify, don’t apply. I also make them sign an acknowledgment that they have reviewed selection criteria and return with application.  Maybe too much for some but it’s cya baby 

I put my laundry list of criteria in the ad. It’s not in a conversational or negotiating tone; more like a statement. Their goal is to see the place, my goal is to rent the place to a qualified tenant. Upon their inquiry to view, I ask them if they’ve read and meet all the requirements.  Often thru a phone call rather than electronically.  Seems harder to lie on phone than when hiding behind a keyboard. If I invite them to see the place, the applications are at the premises  which covers all the questions in your post. 

@Cameron Riley  I think many responses are trying to help you get on track.  Don’t be offended, but I think if you spent more time working on a viable application process and less time concerning yourself with the ones that would not qualify (rejection letter), you could do a better job at selecting quality tenants. (You say you pick bad tenants). The idea is to get qualified tenants, not getting lots of applications. Drop the social work mentality (been there, done that in a previous life and got burnt).

I also believe it is human nature to feel that when they pay for something, they should get something in return. I don’t collect any monies from potential applicants - if they pass my initial phase/step (written criteria with due diligence), they pay the application fee directly to the vendor. 

The only money I want to collect is the rent monies. 

I show (in groups) only if they appropriately answer my questions via email, text or phone. I have detailed qualifications listed in my ad. (I say acceptable credit, not a score).  I have family help me during these open house-type showings as I only allow one family in at a time. I ask similar questions during each showing. If they pass my in-person review, I offer them an application (from bigger pockets) but do not collect any fee. I also include a cover page, again outlining tenant qualifications and make them acknowledge receipt and review by signing and return with application. I do my due diligence reviewing and (internet) researching each application (usually rental history, etc). If they are disqualified at this stage, I circle the reason (from qualification list), on their signed cover page and file away (cya). App completed accurately = truthful/lying is the biggest disqualifier). If they meet my requirements on the app, I contact them, confirm their email address and provide that to  MySmartMove.com. Tenant pays fee directly to mysmartmove.com.  

For folks like plumbers, etc. go to a plumbing supply (not big box) store. They will usually refer a customer to two. 

I updated a kitchen in a single family property. I added the typical amenities noted here.  A stove is the only requirement by law in my area.  I did include in the lease that all appliances (incl washer and dryer in basement) are as-is only.  More importantly, it was made clear in lease that the amenities are *not* part of rent and can be removed or not replaced at owner discretion. Early on when we rented the place my husband didn’t even include a refrigerator unless left by a previous tenant; I was looking at upping the rent significantly and make some changes for when it was time to unload the property. 

Make friends with a real estate agent.  They shld have access to state-approved leasing contracts.

@Account Closed - be professional but don’t be so nice. Give them the option to take the cash for keys (and all that goes with it) or have a housing eviction on their record...no one will rent to them. Most likely you prolly won’t ever see arrears money anyway, so getting your property back becomes the priority. Best wishes for success.

I agree with @ray Harrell. Offer them ‘cash for keys’ to get them out.  I’ve never had to do it, but it is faster and costs you less than going the eviction route. (I would still do pay or quit letter and follow all local laws.) Search ‘cash for keys’ here in rental forum - there are some posts on exactly how to handle it, what to get them to sign and condition of property requirements that needs to happen for tenant to receive the cash.