All Forum Posts by: Robert Melcher

When I have to rekey for an uncooperative tenant or because they changed the lock, I explain that my key didn't work, so I ordered the rekey.  It fall on your expense, but it takes care of the issue. If they aren't home when its done, i leave a card and a number where they can pick up theirs.

What does the lease say about notice? Ours indicates only that we will attempt to contact them but that we can enter at reasonable times for all of the reasons you want access: repairs, property inspection, lease compliance.  Our people are all bonded and insured and in 15 years i only had once complaint of theft, for something that was found later by the tenant in their son's room.

You have to exercise control, but in compliance to the lease and codes.

My contemporaries are spot on and not bashful I n the responses I've seen here.

Why would you do this?

I have properties of my own and I try to match the expectations I have with the service I provide.  

Mostly, it's a compromise and not always a happy mix.  

It will definitely make you understand resolve, and will enhance your communication skills.  Not a job for the timid.

In Texas, Oklahoma, Arizona, and Louisiana ONEprop had 7000 under management, but we were just acquired by NRT, a subsidiary of Realogy.  NRT has over 700 offices with over 40,000 agents and affiliated companies like Coldwell Banker and Sotheby's International, each of which has property management in some areas.  The combined property management grouping will ultimately be under the umbrella of Property Frameworks, which is now active in some 14 states.  I don't know the total count for doors under management.

Yes, we do monthly account reconciliation and ACH deposits, with statements available on line, and a year-end consolidated statement for taxes/accountant ready.  

Our process includes the on-line and office rent collections for the properties, vendor/contractor payments, HOA dues (so we do a change of address to ensure we get billing and also any violation notices) and we let the owner handle his financing and taxes. With the exception of a few fourplexes and duplexes, our work is all SFH.

Accounts are reconciled monthly and funds distributed via ACH to owners accounts after all billing is settled.  We take our fees before the distribution.  We try to allow our clients to be as hands-off as they want to be, and provide monthly statements electronically, as well as an annual for taxes.

These decisions are made for me, as a PM. Accounting rules in Texas mean we have to escrow all deposits.  Escrowing the deposit will not protect them in the case of a sale, though, as the new owner has rights to the rents and the responsibility of holding the deposit should you sell.  We have to pull the deposit from escrow and the tenant is advised the new landlord has their deposit.  If they are an individual owner/landlord, at least in Texas, they are NOT required to escrow the deposit. 

They do have to account for it, and a lawyer would know all the requirements of Chapter 92 of the property code when it comes to remedies against a landlord.

The lease is superior to the sale, which means they can stay through the end of their lease term, but the new owner would be able to give notice/not renew after that.

Its a problem with every sewage treatment environment. Grease should be allowed to cool and disposed of in the garbage, not down the drain.  I would give written notice that grease in the drain is a non-renewal issue.  Explain how to properly dispose of it.

Even if you decide to let them get added to the lease, be sure to screen.

Adding a sex offender or psycho killer to your lease might upset the neighbors...

I still always file on partial payments. Rent is due, in full, on the 1st.  Depending on which JP I get for court, I can still get the eviction if the partial does not cover daily rent up to the court date. Of course this is Texas, and only in some neighborhoods.

I can't speak for Florida, but in Texas she would be responsible for rent, utilities, and damages up through the 9th of December, or until a new resident took possession, whichever is sooner.  The tenant broke the lease and your accounting of her deposit ( in Texas) would be due to her via US mail not more than 30 days after the surrender of the property.  She would have to provide a forwarding address and be current in her rent obligation, but its best to comply with the 30 day rule (or whatever is appropriate in your state) and you can adjust if it rents earlier.  Send it to the last known address if you don't have a forwarding address, return receipt, and be sure you have all the billing from your efforts in the accounting, including past due rent and rent through the 9th of December.  

IMHO.