All Forum Posts by: Marc Cunningham

Simply write the term of the lease for a one-month term and it will roll over monthly after that. There is risk to you in offering a month-to-month as they could move in the winter months. We always charge a 10% to 15% premium when we allow someone to go month-to-month.

I agree with the above comments. We STRONGLY RECOMMEND renters insurance. We even have language in the lease where we say exactly that. But trying to verify it and track it is difficult at best. And what do you do once they move in and cancel the renters insurance or let it expire? Are you going to evict them over that? In my opinion it is not worth the hassle.

Hi Fil,

If this were my tenant I would want them out with the goal of minimizing the cost involved and maximizing your income.

I would give them two options:

a. Pay me $200 now (or whatever amount you think is appropriate), then I will post the legal 3-day demand notice (or whatever is required in your state), but I will hold that notice and I will not process for a court eviction as long as you are out on the agreed upon date at the end of the month. But if you are NOT out on that date I will have no choice but to process the 3-day notice which is going to impact you rental history so badly that you will never be able to rent a home again (make it sound scary), and because I am so nice, as long as you do exactly as agreed, AND you leave the property in good condition, I will refund your security deposit.

b. If you can't pay me now you have 5 days to vacate. I am still going to serve the legal 3-day notice right now, but as long as you get out in 5 days you won't have an eviction filing showing on your credit report for the next 7 years.

If you do this correctly you should be able to scare her out on good terms so that she leaves your property without damage and at minimal cost to you.

Good luck!

As MJ is still federally illegal it can be banned by Landlords. The CO law allowing MJ (amendment 64) has specific language allowing Landlords to prohibit it. In addition, you can prohibit specific activities in your rental homes even if they are legal. For example, most leases do not allow businesses to be run out of a SFH, we also limit the number of people allowed, and we do NOT allow smoking of any kind.... including MJ. Our crime free / drug free addendum is pretty long put the basic info is below:

1.Recreational marijuana use is legal in Colorado. However, both Colorado law and federal law give us the right to prohibit it. Marijuana use, possession, and /or growing is prohibited and violators will be evicted.

Hi Mario,

This is not an uncommon problem. As an investor / property manager in Denver we see this happen from time to time.

As I see it, if they won't leave; you have two options:

1. Offer them money to leave. Nothing speaks like cash. Tell them you would prefer not to have to evict them as it will impact their criminal and credit history for years to come. Explain how bad it will be for them if you have to evict. Offer them cash to turn the keys into you. This is the best option and will save you more money is legal fees and lost time.

2. Evict. Tell the tenant you have no choice but to legally evict them and you are starting that process. We find most tenants will vacate during the eviction process so it rarely goes all the way to a physical eviction where you are setting their stuff on the street.

Good luck!