All Forum Posts by: Wesley W.

See if RUBS is a possibility in your area and implement that.  I would also tighten up your lease with a billback for excessive use.  Make sure the housing authority signs off on this, too.  Otherwise, upon lease renewal, in addition to an inflation-based increase, add an additional increase to cover these utility overages.

People who don't have to pay for their own resources do not typically respect that expense to you.

I agree with the above sentiments.

I would watch your PM very carefully to see if they are doing their due diligence in managing your property.  It looks like they dropped the ball on this one, or had ridiculously minimal screening criteria.  I'm assuming the lease has been signed.  If not, I would instruct them to keep looking.  I don't think this tenancy will be viable.

Good luck!

I use the average credit score of all applicants aged 18 and over.  That average must be above the minimum threshold.

Good advice above.

Just remember to keep the two issues separate (late rent, personal injury claim).  Do not treat her lack of rent payment any differently because of her claim.

Also,  just double check with your insurance agent to verify when to open a claim. Insurance carriers are notorious for denying claims , and you don't want to miss a notification requirement to them . My carrier, I think, needs to be notified within 3 days of the incident being reported to you.

Lastly, when it is in the hands of your insurance carrier you are going to have to learn to live with it in the background. It could take up to 3 years to settle the case .

@Andrew Syrios @Nathan Gesner

Unfortunately,  in NYS we are forbidden from taking any advance or deposit greater than one month's rent, so I cannot mitigate the risk in that way.

Additionally, they have never rented before, so do not have any rental references. 

I appreciate your input.  I am really on the fence about these applicants, and I resent the legislature for leaving me without a means to offset the business risk I would be taking. 

Hey, folks.  I'm looking for feedback based on your experiencewith renting to prospective tenants that are under 21.

Some context:  I am trying to fill a vacancy in one of my rental units and I am having a hard time finding the people that USED to apply for my apartments.  Apparently, all those people "moved up" with all this extra cash floating around, so it looks like I am dealing with a tier lower than what I am used to.  Consequently, it's taking quite a bit more inquiries before I find a good candidate these days.  This is a small multi-family dwelling in a B/C neighborhood; it is not student housing.

At the risk of sounding like I am rationalizing because of the above, I had a young couple (both aged 20) that came and looked at the apartment today.  She is a full time nursing student, and he works blue collar for a major worldwide company.  He more than makes enough income to qualify for my conservative "4 times monthly rent" income requirement.  He's been employed there for a year and has recently gotten a promotion.  They both have credit scores above 600 and this would be their first apartment together, as well as first place apart from living with family.  I've done a cursory peak at social media and do not see anything concerning.

I have come up with some things that worry me, but honestly it's not based on any empirical evidence as I have never rented to people so young.  Here are my (thus far unsubstantiated) concerns:  (1) once they turn 21 there will be irresponsible use of alcohol involving visitors to my property; (2)  they are too immature to respect other peoples' property and will not take care of the apartment; (3) when they break up in 3 months, I'll be back to square one - this time in the dead of winter.

I could do a guarantor, but here in NYS we cannot collect any additional deposit beyond one month's rent, so I would have another person to seek damages from, but they would not have any monetary "skin in the game." 

Here's my question -  if you HAVE rented to youngsters, what has been your experience?  Are my stereotypes valid?  If you HAVE NOT rented to folks under 21, would you?  Why or why not?

Thanks in advance for your collective input.

 Be careful about falling into this trap.  In many of these "liberal strongholds", most tenants are educated (if not coached) by tenant rights groups on how to hold property owners to the letter of the draconian law.  Do not assume that, since you are the "small guy", that you will be flying under the radar.  The city probably doesn't do it's own checks, it responds to a tenant's complaint.  Conversely, I would posit that a tenant would be more aggressive with the small guy, since the preception is that the large operators would have an attorney on retainer that would ensure the lessor is in compliance.

Additionally, I would vote with your wallet, and invest where equitable contracts are respected and upheld by the legislative body.  Move your money where it'll be treated best.

Good luck!

I always send the return of security deposit/invoice/pics via certified mail.  I once had this packet lost via First Class Mail and it really extended being disentangled from a difficult tenant.

Regarding the forwarding address, I would do as you intend - send it to their last know address - your property.  To be extra sure, send it certified and first class (1 copy each).  Then, save the unopened first class mailing that arrives, as well as your tracking number and receipt for the certified mailing.

Check your local laws, but here is a provision in my lease written by an attorney in my state that clarifies this kind of muddiness:

D. We agree to mail the balance of the Security Deposit owing to you at the address provided by you or to your last known mailing address within fourteen (14) days from the date you completely vacate the Rental Unit. However, as long as we mail the Security Deposit to you within fourteen (14) days, in the event that, for reason beyond our control, including you failing to provide a forwarding address, the Security Deposit cannot be returned within said period, you agree that in no event shall we be liable for any damages to you of any nature as a result of said delay. Additionally, the additional expenses required to re-issue your deposit, if applicable, shall be your sole responsibility.

NOTE:  The 14 days is state statute here in the People's Republic of New York.

One time fee of $200 per animal, then $20/mo. per animal.  The complexes around here charge $350/$35 and they get it.

Here's my checklist.  Sorry for the formatting.  I am not sure how to upload this as a file (or if I have that ability w/o a Pro Account).

Turnover Cleaning Checklist

General Maintenance UNIT #:

Change locks

Contact utility company

Tighten/adjust all door hinges/locks

Check all door stops

Replace batteries in ALL smoke/CO detectors

Master Bedroom

Remove everything left behind. Double check closets/closet shelves

Remove dust bunnies from ceiling/corners with duster

Replace any burned out light bulbs

Remove markings from walls [To remove pencil, use dish soap and water. Removing ink requires dabbing with alcohol or hand sanitizer. Crayon may be removed by Mr. Clean’s Magic Eraser.]

Dust ceiling fan blades

Dust door, window and floor trim

Check/dust/vacuum window blinds

Wash walls with dish soap and warm water

Wipe light switch plate and door handles

Wash windows, check screens & latches

Test all outlets for polarity

Begin PAINT PREP sequence if necessary

Sweep floors

Spare Bedroom(s)

Remove everything left behind. Double check closets/closet shelves

Remove dust bunnies from ceiling/corners with duster

Replace any burned out light bulbs

Remove markings from walls [To remove pencil, use dish soap and water. Removing ink requires dabbing with alcohol or hand sanitizer. Crayon may be removed by Mr. Clean’s Magic Eraser.]

Dust ceiling fan blades

Dust door, window and floor trim

Check/dust/vacuum window blinds

Wash walls with dish soap and warm water

Wipe light switch plate and door handles

Wash windows, check screens & latches

Test all outlets for polarity

Begin PAINT PREP sequence if necessary

Sweep floors

Bathroom

Remove dust bunnies from ceiling/corners with duster

Replace any burned out light bulbs

Install low-flow shower head

Turn the sink and tub/shower faucet to the hottest setting and run for one minute

Put a generous amount of toilet cleaner into toilet bowl. Let sit while you clean the drains

Pour 1/2 cup baking soda down each drain. Follow with 1/2 cup white vinegar. Let sit 5 minutes then run hottest water again for 30 seconds to completely clear out drain.

Clean toilet with toilet brush

Clean shower walls

Spray mirror with glass cleaner

Wipe down shower. Recaulk if necessary

Wipe down outside of toilet with cleaning wipes

Clean faucet and sink with soft scrub

Clean exhaust fan grill

Check/dust/vacuum window blinds

Wash walls with dish soap and water

Wipe light switch plate and door handles

Wash windows, check screens & latches

Test all outlets for polarity

Begin PAINT PREP sequence if necessary

Sweep/mop floor

Living Room

Remove everything left behind. Double check closets/closet shelves

Remove dust bunnies from ceiling/corners with duster

Replace any burned out light bulbs

Remove markings from walls [To remove pencil, use dish soap and water. Removing ink requires dabbing with alcohol or hand sanitizer. Crayon may be removed by Mr. Clean’s Magic Eraser.]

Dust ceiling fan blades

Dust door, window and floor trim

Check/dust/vacuum window blinds

Wash walls with dish soap and warm water

Wipe light switch plate and door handles

Wash windows, check screens & latches

Test all outlets for polarity

Test heater

Begin PAINT PREP sequence if necessary

Sweep floors

Kitchen

Remove dust bunnies from ceiling/corners with duster

Replace any burned out light bulbs

Dust ceiling fan blades

Remove all items from cabinets/refrigerator/freezer

Wipe inside of cabinets

Clean/dust top of refrigerator

Wipe down interior/exterior of refrigerator/freezer

Vacuum refrigerator coils

Wipe down cabinet fronts

Clean stovetop

Clean oven

Clean microwave

Turn the sink faucet to hottest setting for one minute. Pour 1/2 cup baking soda down each drain. Follow with 1/2 cup white vinegar. Let sit 5 minutes then run hottest water again for 30 seconds.

Clean faucet and sink with soft scrub

Clean countertops

Dust door, window and floor trim

Check/dust/vacuum window blinds

Wash walls with dish soap and water

Wipe light switch plate and door handles

Wipe down backsplash

Wash windows, check screens & latches

Test all outlets for polarity

Begin PAINT PREP sequence if necessary

Sweep/mop floor

Turn on all the appliances to double check that they are all in working order

Check fire extinguisher

Entry / Lobby

Remove dust bunnies from ceiling/corners with duster

Replace any burned out light bulbs

Remove markings from walls [To remove pencil, use dish soap and water. Removing ink requires dabbing with alcohol or hand sanitizer. Crayon may be removed by Mr. Clean’s Magic Eraser.]

Dust door, window and floor trim

Wash walls with dish soap and warm water

Wipe light switch plate and door handles

Wash windows, check screens & latches

Test all outlets for polarity

Begin PAINT PREP sequence if necessary

Sweep floor

Check doorbell

Exterior

Mow lawn

Pull weeds

Trim bushes/trees

Sweep the walkways/porch/driveway/sidewalk

Replace any burned out light bulbs

Check recycle bin / trash container

Begin PAINT PREP sequence if necessary