All Forum Posts by: Dominic A.

 As usual, @Nathan Gesner, is spot on lol

The cameras are on the outside of the building only with one or two motion sensors (no sound) inside. If I add anything new I send a message to everyone in the building. I don't arm the inside sensors because it's all one system, but the technology certainly does exist to have a dedicated system per unit (which might be the right move for your situation).

The internet connection is also shared, so that means there are potential privacy issues there as well. What I do is give the tenants the "Guest" account credentials on the Eero. It works essentially the same, but hides all other devices on the network. What this is also going to do though is cause an issue if the tenant wants to connect any smart devices that need to speak to each other (alexa, wireless printer etc.). In that case I provide the info for the "Unsecured Network" and explain that this network is less safe than the regular connection and should only be used occasionally and as needed (somewhat ironically, this will also be the network your security system is on).

So far it's worked pretty well. I have had two tenants tell me they need their own connection (for faster/secure connections) and they simply got a 2nd line installed and pay for it themselves (the rent stays the same as they still have access to the provided internet as well).

 We started routine semi and quarterly inspections after a similar situation and it's been a great way to stay on top of things and build a better relationship with tenants. It's great if tenants are independent but as you've demonstrated here...it's good that they also know their (and our preferred) limits. I'd give them about a week's notice, usually, it means they'll clean things up in preparation of your arrival...but that doesn't hurt (good idea to check storage areas for junk they might be piling up or storing though).

You don't need to invest out of the gate, but we use an app called Happy Inspector to actually schedule and standardize inspections. I've found it helps to keep everything on track and is a major help if you have any sort of team or division of labour (same inspection no matter who or where it's done). It plugs into Buildium and a few other PM software as well (the app creator has their own maintenance software as well) which makes it easy for record-keeping.

Damage is bad, no matter the intent; they need to know to be careful and cautious. Definitely provide written notice of the concern (a copy of the inspection report is usually the best summary record). 

If you haven't already, it's a good idea to provide a guide of building rules and processes. We have also created a live spreadsheet on Google docs that we update with maintenance rules and expectations (for both the tenant and owner) that can be updated as you go (for when you inevitably encounter something you hadn't even thought of lol). We give the link out as part of the lease signing process and we send it over if we ever get an inquiry from a tenant. Give me a shout if you'd like to learn more about that option, I can also create a "short link" for you that is a bit easier for tenants to remember/use.

Yes and yes.

We've done this at a few rentals, and it is the right move THAT ALSO causes headaches. 

About two years ago I spent the extra money to set up Wifi Mesh system (in this case Eero Wifi) and it seemingly solved the sharing issues. It provides better wifi coverage for the whole building and I can check on it remotely (even reset it) using an app. Haven't had a problem since, and have added it to our other "Wifi included" rentals since.

It can be costly, but if Spectrum isn't using a mesh router like Eero, ask to switch to just a modem system and then buy your own gear and do it that way. In my experience, it's been well worth it. Either way, go through and measure the signal to make sure it's strong throughout, invest in extensions if it's not. The "mesh" system is key though, simple extenders will still result in connection issues and complaints.

Legally, you might be required to pay it back, so make sure you confirm with your lawyer before holding onto it.

We've never bothered to look into it though. If the tenant has a health, safety etc. reason for leaving and provides some sort of document that is good enough for us to let them break the lease without penalty (most markets are still packed with potential tenants so you won't be out a bunch of money waiting to fill the space...especially if it was already month to month).

***Most important though, @Matthew Paul is right. Until you see the apartment you can't decide about the damages. I would do an inspection before the tenant leaves and have a conversation with her if you need to keep any of the deposit, you don't mention it here; but if there's rent or other fees still owing you'll want something in writing about that as well. Keep in mind that with violence like this, the tenant will likely have her relocation protected; by design, you will not be able to find her again. If there's money owing, you need to get that straightened away.

We have always been fairly understanding with these situations BUT when someone is going through something like this the landlord is often the least of their worries; you're right to keep a close eye on the "departure process."  I would however recommend at least making an allowance for the unexpected lease-end.

 This sounds about right in terms of actual practice. 

The deposit should have (technically) been held in trust, so it doesn't belong to the PM or the Owner. Having said that, the burden won't be placed on the Tenant. You'll need to get that money from the PM, and you'll want to collect the money ASAP before they "disappear" legally.

This likely won't be an easy process, and you very likely will be waiting on payment. File your papers right away and follow the process diligently. 

The comments here are spot on so far.

If you want to go over and above to try to get them a temporary fix (your countertop oven was the right call), that's definitely within reason, and a great idea if they're a good tenant. I wouldn't offer cash or a credit on rent, it doesn't match up (or help) with the inconvenience. 

There isn't a requirement for anything extra with an item like this though, so the fact that you have ordered a replacement is the right move.

Personally, I try to have a backup fridge and oven available for these sorts of things, the supply shortage is making things worse but even before 2019 there were occasional waiting periods for repairs and replacements. That of course requires storage and a way to move these items around so it's not the right solution for most. If you do have spare storage and a dolly/truck...maybe see if you can get this bad oven fixed up after it's replaced so that it can bridge a gap for you later.

If the gas meters are already separate and you're really against having to pay the heat and hot water bill that might be the move. 

If the main worry is about having tenants fighting over heat you shouldn't need two boilers. It should just be a matter of separating the lines for the two different rads (or sets of rads). The hot water runs through one and then through the other and then back to the boiler to be reheated.

You just need to have two different sets of pipes running to the two different floors. 

Then you add two control valves and connect thermostats on each floor. If the rads have controls on them...you should be all set without running wire for new thermostats.

Keep in mind, if you're adding a 2nd boiler you'll need to change the distribution path for the rads anyway.

Maybe I'm missing something though? Any heating experts want to weigh in?

If I'm understanding the arrangement correctly, yes.

The heat is all covered by the one boiler and that heats the water as well correct? 

You could pay to split the system or you just include the heat and hot water in both rents (you would of course factor this cost into the rent rate). Most landlords we work with just include it; sometimes they'll do a major reno a few years in and split it...but that's rare. Personally my move has always been to include.

In terms of thermostat control, is this forced hot air? or hot water baseboard? 

If it's hot water it might be worth an investment to separate your zones so that you don't have tenants fighting over the temperature (it'll be different when it's not you in charge). That can be costly too though depending on how things were run.

If it's hot air your going to be stuck with what you have (maybe investing in dampers for the floor without control).

Hopefully, someone is able to speak to GA specifically, but you should at the very least be able to get a hearing for the amount owing (if not the termination of tenancy) things have slowed down lately..but also moved online in most regions so you should be able to have something within 30 days. A lease is a business (legal) agreement/contract; if they are failing to pay the money they owe is enforceable unless they have some sort of government protection. 

As far as I know, even with Covid, there is no state which is clearing the debt as a whole without compensation for the landlord. If someone knows of a state or jurisdiction that is doing that though, please share!

We use Buildium internally, and on a larger scale, I would recommend it in terms of use:value. 

That's 50-60+ doors for us though. For a triplex or one or two properties, I would look at Stessa. I used that for my personal holdings for a while and thought it was pretty great (now I have my personal holdings logged into the larger management system, otherwise I would've likely stuck with stessa).

We also use Hubspot for our communications with clients and tenants. The free version works great if you're looking for a way to organize correspondence and follow-ups.