All Forum Posts by: Pamela W.

Hi Grace:

I highly recommend joining Masslandlords, as they have compiled many excellent documents, including leases that adhere to MA laws, as well as several addendums covering a multitude of situations and also have a forum where you can ask questions and benefit from others' experience. They host regular zoom meetings about germane topics, such as heat pump technology or security deposits. Their leases are very comprehensive, things I never even thought of, such as prohibiting growing marijuana or harboring fugitives. You also get a discount at Home Depot of 15%. I would recommend SpeedQueen washer and dryer, as they claim to last 25 years. During the pandemic that was all that was left, so I put those in. Expensive, but pay now or pay later is my theory. Or you could go to a Restore. Many people remodel and donate very usable appliances. They have to be less than 5 years old. I would also recommend getting the drains snaked prior to a tenancy and put it in a clause that you will either pay for one snaking during the tenancy or that the tenant pays as you had it done prior. Allowing pets will greatly expand your pool of applicants. I permit one cat or one dog and don't charge a pet fee, although I have hardwood floors not carpets. My last tenant had a dog and it was no problem; my current tenants have one cat. You can specify dog breeds you don't allow in the lease. One other clause to add to lease is that the premises are rented "as is" to preclude folks from asking if they can cut a hole in your basement door for a cat door (yes my tenants asked for that on day two) or refinish the basement, or anything else. 

As the rental is near a college, you might consider posting it at the school's housing office, either faculty or students might be interested. Zillow has worked best for me although I have tried Avail and apartments.com. I like Zillow because it is easy to track who responds to you via email, what your responses are, and takes online applications, where applicant pays for credit check (I think they can apply for a certain number of rentals during a 30 day window.)

I have had similar experiences and sad stories so you are not alone! I had someone claim to be making $1000 a week, only it was under the table, doing something he wasn't eager to explain, with no tax returns either. Are you using Zillow's online application process vs handing out applications when you show it. I found  that Zillow's online process weeded out alot of folks, as I respond to the initial email inquiries with a few key questions and reiterate the requirements.  Initially I did an open house style showing, like 12-3 pm on a Sat, (as I was driving out for no shows when I scheduled one person), but still only 2 out of 15 would appear and I'd sit there all afternoon for nothing. I ended up scheduling group showings, having someone at 12:15, 12:40 etc. and that worked out better, having someone commit to a specific time and texting them a few hours beforehand to confirm. Of course if you are getting dozens of applicants maybe that would be burdensome. Are you actually the owner, but tell them you are the representative. I've considered doing that; my brother in law does that for his rentals, but here in Mass it is fairly easy for someone to look online for property records to see who owns the house. (I've done it myself to verify when an applicant tells me they just sold their house, or that they owned a house in the past.)

I rent a 1000 sq ft ranch built in 1969, inherited from my father two years ago. Prior to renting it, I had the boiler and septic systems inspected and found to be working well. My first year tenants had no issues, only they broke up and moved out. I rented it in Sept to a young couple who were high maintenance out of the gate. On day two of the tenancy they asked if they could cut a cat door in the wooden door that leads to the cellar for instance. On Thanksgiving, the boiler ignition switch required replacement, and as they were away, I went over to ensure it was done so they would have heat when they got home. In Dec the tankless coil failed on the boiler, so I had an indirect hot water heater installed immediately. Since then, it has been ongoing complaints from the wife about noise from the pipes, boiler, thermostat about every 3 weeks. It's hydrophonic baseboard heating, all copper pipes, with the water heater as its own zone. The plumber who installed the indirect hot water heater went over twice to address the banging, knocking, clanging pipes noise she claims to hear, and he told me he didn't hear anything and didn't want to deal with her anymore, as she was texting him daily and there was nothing more he could do. She sent me sound videos of the "noise," which she must be sticking her phone into the boiler, which is in the basement, because I finally went out there myself. I had her turn the heat on and off for two hours, when she said the boiler always makes knocking noise 5 minutes after the heat goes on. But she also says the pipes are banging. I heard nothing anywhere in the house. To placate her, I had the oil company run diagnostics on the boiler, and they found it in safe and working condition. The guy thought it was in amazing condition actually despite its age, as all the components have been replaced and maintained and did not recommend replacing it, although the tenant told me he did recommend replacing it. The oil guy said I wasn't going to ever satisfy her. The plumber told me the same. She is obsessed about the boiler and is constantly googling suggestions as to potential issues.   I am afraid to replace it as it might introduce new "noise" or other problems and it is working fine. She is very young and doesn't seem to understand that even well maintained systems may need repair. The idea of finding new tenants is not appealing, but this is really wearing me down. I'm at the point of telling them I will let them out of the lease, although they pay on time and are caring for the house well. How do folks handle situations such as this.

Habitat for Humanity ReStore: Home improvement stores and donation centers selling new and gently used furniture, appliances, home goods, building materials and more. My local store in Massachusetts has many decent appliances when folks remodel. I have also bought used/refurbished appliances for my own home after having Lowe's and Home Depot appliances with all the bells and whistles fail after a couple years with good results.

MassLandlords is a great resource. There is a membership fee but it is well worth it.They also have forums where you can post questions, as well as lease and other templates tailored for Massachusetts.