All Forum Posts by: Michael Robbins

I would ask the tenants if there are any other people living in the home that are not listed on the lease?  If they say the additional people (not on the lease) are only visiting then ask how long they are visiting for.  Then go back to your lease and verify how long guests are allowed to stay before charging additional rent for guests staying longer than X number of days.  If your lease does not have a provision like this in it then I would make sure to include it in the next lease. 

Hi @Michelle Dong.  Did you speak with your real estate broker or mortgage broker?  I would suggest speaking directly with your mortgage broker (interview at least three) to determine what you qualify for. 

I would make it clear that we are all in this together.  In other words, make it clear that you also rely on rental income for living expenses.  Also, remind the tenant that if rent is not paid then the balance will keep accumulating.  It is not rent forgiveness (at least not in Vegas, check with CA). 

As a buyer I would certainly require the seller provide the SRPD.  Even if the home is being sold as is.  To me, the "as is" aspect of it is simply spelling out to the buyer that the seller will not be making any repairs.  All the due diligence (inspections, disclosures, srpd) should still be followed. I practice this myself and recommend the same to clients. 

I agree, have the tenants take a video tour of the property and send it to prospects upon request. 

The first step is to tackle the problem (alleged problem at least) with the bugs.  I would hire two different pest control companies to inspect and verify there is not an infestation.  I would do this as soon as possible and of course have the pest control companies provide their professional assessment in writing. 

If they determine that there is no infestation inform the tenant that you had two independent companies come out.  You can offer to have the house power sprayed with a pest control company selected by the tenant.  I suggest having the tenant select the pest control service in case he/she later claims the power spray makes the pets sick.  

After all this is taken care of then you can focus on the claim for the hotel stay.  But I would only start this discussion once everything else is worked out and all facts are know.  

My understanding is that it is not rent forgiveness in the end.  The tenant will have to pay the missed rent eventually.  For may part, I am not going to charge a late fee, but make it clear to the tenants that eventually the rent will need paid, just as my owners have a mortgage to pay.  

When allowing tenants to pay rent with a credit card watch out for charge backs. 

I would focus on continuing to get her out for non payment of rent. I would keep documenting from third parties (police, vendors, etc...) If there is an HOA they may have a good neighbor policy. The idea with contacting the HOA is getting them on your side and an additional resource.

And just a thought.  Did you verify her identity when she applied or moved in?  If not I would work on confirming. 

Check with your lease and State laws but I attempt to take a proactive approach to avoid insufficient notice:

Proactive - at least 60 days before the lease is set to expire I sent out a "renewal rate offer letter."  The letter goes over any rent increases, reminds them about their lease expiring, explains that written notice is required.  It also goes over what their month to month rate will be and when it kicks in.  The letter is mailed and also emailed.