All Forum Posts by: Marc Winter

While I can't refer someone in your area, we have found a great way to find serious, reliable contractors; go to the largest HVAC supply house in your area, and speak to a manager and/or some counter people there.  They can tell you who the players are in the area.  They deal with the contractors on a daily basis, and hear all the latest 'news' about who is doing what.  Hope this helps.

We have many Section 8 portable housing voucher program tenants.  We treat them the same as any other tenant--renter's insurance is a requirement.  They must provide a binder at lease signing.  We are indemnified (additional insured) on that policy, and therefore we are notified if the policy should lapse.  IMO, so long as you require it of ALL tenants, it will not interfere with the Section 8 lease, at least that's how it is here in PA.

Most of the above advise is spot on! 

Here's what we do--with NO EXCEPTIONS:  At lease signing, tenant is instructed verbally and in writing in the lease that rent is due on or before 1st of each month.  Rent is subject to late fee if not received in office before close of business on the 5th of the month.  On the 6th (or next business day after 5th), calls, emails and texts go out to tenant about the missing rent.  If not received in office by close of business of 10th of the month, a NTQ (Notice To Pay or Quit--our state's proper form to start eviction) is prepared and posted. (This expense is added to tenant's account.)

When tenant contacts us regarding the legal notice, our response is always the same:  "As per your lease, no rent payment received starts the eviction clock ticking.  Want to stop the clock?  Pay the full amount of rent and late fees due NOW, or we will meet in court in front of the Judge."

"We don't WANT to evict you, but you if you cannot pay, you cannot stay."

An aside: 'payment plans to catch up' don't work. Tenants already have a payment plan--it's the lease. Remember also, we live in a litigious society--making exceptions to your set policy COULD be considered discriminatory re HUD/Fair Housing.

All the above suggestions (TSP, oil primer) are good and correct. One thing we do to cut down on an extra coat is to have the paint store tint the primer close to the finish paint color. Been working fine like that for over 10 years of rehabs. NOTE: with the oil base primer, make sure whoever is applying has sufficient ventilation in place--I've seen plenty of painters get 'loopy' from the chemicals without proper air change ventilation.

Hi @Tandi H.

those are really sharp doors!  nice job!  Thanks for the photos.

In addition to the above, which all makes sense, I have had continuous problems with slider doors.  Many tenants, students or not, somehow seem to get this type of door de-railed.  We now opt for a regular pre-hung door/s that open into the room.  If you want to provide a mirror, you can screw one to the door--much less expensive to replace.

All above is good advice.  One other issue to address--utilities.  Verify who pays for what, and if tenant is responsible, verify that the account is in their name.  Additionally, make sure that any lien-able service (in my area that would be trash and sewer) remains in the owner's name, otherwise a tenant can skip paying for that service, and you, the owner, will be struck with the bill when they leave.

Most investors turn to management companies when they no longer can or want to manage the investment(s) themselves.  Many companies charge 10%.  Be sure that that is 10% of collected rent.  If a tenant is not paying, the manager should not be charging, imho.  Some companies will charge a lower rate, say 5-6%, but will charge it whether the unit is rented or not.  That doesn't provide much motivation for them to fill vacancies.  Most importantly, speak personally with the people in charge of the company.  You must feel comfortable and have a sense of confidence with them, and check references.

Good luck

Check the lease with the tenant you inherited.  Is there an 'escape' clause?  Do they pay on time?  Did you discuss raising the rent?  Think about sticking it out till end of lease and not renew if they bother you that much. 

However:

You'll find that 20% of the tenants will create 80% of the problems.  That's just the way it is.  Three ideas--you can expect it will happen and get used to it, or you can hire a manager to deal with it, or you can get out of the rental business. 

Landlords that manage their own properties need to be business people with rather thick skins.

Good luck.

We avoid carpet as much as possible.  Rather use hardwood, ceramic, or our new favorite, vinyl, wood-looking solid plank flooring.  It by far outlasts carpeting, easier to care for/clean/repair.  Let the tenants put down their own area rugs if they wish (and take their dirt with them when they vacate).  Found that many tenants have some sort of allergies and they are pleased there is no carpeting to aggravate those types of problems.  Good luck.