All Forum Posts by: Mak K.

I have a difficult tenant with section8 houston housing. She thinks it’s ok to stay for free and she deserves free housing, non paying her dues or any thing just because she does not have a job (on purpose) and does not have money ( has all money for fancy furniture and gadgets)

But anyways she has not paid her move in deposit ( paid partial) and has not carried renters insurance. She did not pay her first month due before housing kicked in.

we will be sending her non renewal of lease and good chance she will not move and she plays I do not have money to move out (coz her sibling stays nearby). hence we foresee eviction down the line.

what would be a good solid reason to do paperwork for eviction notice. In past judge always side with tenants on section8 no matter what.

So plan is

- non renewal notice 60 days

- send eviction 30 days notice at same time so we can file eviction if she does not move out on 60th day

- put renters insurance violation as reason rather than non payment of deposit as judges can always show sympathy for monetary issues?

- if we use rent payment as issues, in past judge stated if we accept the money from housing, eviction notice is null and void? And we have to start process again.

Please help me if anybody has experience with section8. It’s really difficult as lease rules like 3 day eviction do not apply to section8. This is abuse of tax payers to be honest.

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Houston, Texas

I am working on a remodel project for a property which turn out to be a nasty house with poop infested. The people for some reason had water turned off and were doing the deed every where. In fact the toilet was stuff with baby diapers and poop never flushed.

anyways we got the house cleaned up and disinfected. The only place we are having issues is one of the bathrooms where we are not able to get rid of the smell. During cleanup the crew did spill over gray water but did cleaned it up and bleached it. The toilets are all removed and discarded. The smell is not for the pipe.

This is second story and has tiles. We are not sure if water seeped in the tiles which does not look it would.

Anybody with similar experience on how to get rid of the smell? It’s nasty but it is what it is…

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Hi, For a rental, I have kitchen counter tops which are laminate and bathsinks/counters and bathtubs etc are standard builder grade. What is the best way to refurnish/reglaze them?

Doing it first time. Does rustoleum countertop paint work on laminate kitchen counter tops? And what is your experience with Rustoelum Tub & Tiles?

Pls help me with right product selection. I am ok with expensive if ti gives me quality.

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Quote from @Logan Hicks:

You can easily include a series of obscure clauses such as "eviction can occur due to...lack of character.....multiple complaints by neighbors....questionable sourcing of income....lying on an application..." list goes on and on.

The key point is, put something vague into your leases, and use it. Remember, people dont get into a career to be belittled every day. People dont get into investments to lose money.

Try your best to not do, be, or become both.

FYI, my fav is "failure to adhere to the rules of the lease or lied on or during the application process" and inject clauses such as "any individual over more than (x number of days) is considered a tenant, and must apply or be added as an occupant". Easiest in court to prove, and to defend if you have to. People often have their closest friends over to their place often, far more than say, 7 times a year. Easiest thing in the world to stick them with, and it holds well.

Notice how many of the major MFU Complexes have those stipulations in their leases? It works a lot more for just keeping additionals from coming in later on.

So how do you prove another person is staying longer than 3 days. Just a photo would work? How to prove it to judge ?

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I tried LVP clicks and did not had good experience due to floor not being even and also skilled labor issue. So mistakes on our side. and fixing the mistakes was a painful process as it’s hard to remove planks since floor was uneven and it was too late to redo due to time and budget. Lessons learnt.

I have a new property for rental and it’s low class rentals and limited budget. I am thinking laminate glue on tiles? I know laminates has issues with water.

basically I am looking for flooring solutions which does not require skill labor and if things goes wrong, it’s easy to fix or replace. Any suggestions on alternatives? Goal is if it last 5 yrs I will call it good.

0 Votes

Houston, Texas

Quote from @Bradley Bogdan:

@Jordan S. It depends partially on your local PHA, but mostly on whether she is currently on a Section 8 voucher (and her rent has just stagnated) or has she just received one she is intending to use on her current unit?

The short answer if she has just received her voucher is no, they won't budge on their cap for what they will allow the initial rent to be, at least not without extra hoops. They will tell you how much you'd need to come down however, and give you/the tenant an opportunity to resubmit if it indeed it too high.

The short answer if she has had a voucher all this time is they will probably allow the rent increase, but will cap out their subsidy amount and expect her to pay everything over that. Depending on what their FMR rate for your area is v. what you'd like to raise her rent to, that could be significant. A few PHAs will deny rent increases when they're submitted if they feel they are unreasonable for the area, so YMMV. I'm not familiar with your local PHA to say for sure.

In either case, if you call the employee listed on her voucher or annual renewal notice, they're usually happy to run the numbers ahead of time and let you know exactly what will happen, though they obviously wont encourage you to raise the rent over the limit even if they wont actually reject the increase.

Do you all try to match the rent increase to their existing payment standard which is usually posted by zip code? Or do you go above the payment standard rent asking for increase?

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I would let them go and keep the deposit. If you say no, they will break the lease anyways and go. Better let them go.

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Fayetteville, North Carolina

My understanding as a realtor agent is if the tenant signs the lease, it does not matter if landlord signs or not because tenant signing the lease is pretty much acceptance of the lease by the owner. I forgot the term but per law, it counts as if both parties agreed in the court. I may be wrong but there is a clause in general in the law. For example if a agent stands outside a open house, you approach them, they show you the property and makes a offer, it automatically binds Agent-Client relationship although there was no specific contract entered between parties.

Quote from @Khalid Bryan:

@Joseph Weisenbloom has it been fully executed? I’d think you need a lawyer for the real answer but I can give advice on how to prevent this in the future.

Did you have a lawyer create a custom lease for you or did you find one online? I’d use this as an opportunity to reassess your lease verbiage to see what other loopholes you have exposure to.

I’d avoid open ended deadlines and make it as specific as possible.

Also I saw someone else say you sign last. Absolutely true. I send the tenant the unexecuted lease to review and sign then the owner signs once satisfied Incase we need to terminate.

Check to see if any other terms they should have done hasn’t been done resulting in a breach of contract.

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Austin, Texas

The price is proportional to HVAC unit T(Ton) capacity and how big the house is. Difficult to compare numbers unless ton is mentioned.

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Quote from @Kevin L.:

I'm not sure about your market, but the housing authority sets the rent based on comps submitted here in Atlanta. I only have one section 8 property and have had good luck on having all my suggested rent increases approved.

What percentage rent increase did you get every year?

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All Forum Posts by: Mak K.

Mak K. has started 90 posts and replied 207 times.

Post: Section8 tenant- kicking out strategy

Post: Smell in bathroom- cannot get rid

Post: Best way to refurnish- Countertops (Laminate) and Bath sink/countertops

Post: How do you cope emotionally with nasty tenants?

Post: LVP lock style vs Laminate vs Glued laminate

Post: Section 8 - is rent negotiable

Post: Tenants want to end the lease early

Post: Tenant signed lease but wont pay deposit

Post: HVAC system decision

Post: How to know what to charge Section 8 tenants for rent