All Forum Posts by: Noureen A S.

(NC, Raleigh) Tenant is late with rent again. This time, it's 20 days. I've been told that I need to reach out to the tenant's case worker before filing for eviction because, sometimes, programs offer some kind of "remediation". If this is the case, exactly what does the "remediation" entail? Has anyone had experience with evicting an S8 tenant? Do the programs ever step in and do or say anything?

I honestly just want her gone because I'd like to put the property on the market. It's been stressful because the prop is in a very rough neighborhood.

I am an out-of-state owner of a property in a D neighborhood in Raleigh.

I will not be renewing current tenant's lease and I need a new property manager for the next tenant and I will probably need them to find the next tenant as well.

Any recommendations for property managers comfortable w/ D neighborhoods?

I have a rental in a “D” or very low income neighborhood. Most residents are on section 8.

As a neighborhood landlord, I feel the neighborhood has formed an antagonism against me (mainly because landlords may be viewed as “authority” figures or gatekeepers, so to speak). I feel the tension whenever I visit the property.

The neighbors I’m referring to are mainly the young men that live in the neighborhood. Most don’t work or go to school and the previous tenants I had told me there was drug activity.

One of the neighborhood kids has been parking their car in the driveway of my vacant rental. Rather than put up antagonizing signs, I want do something that will instead get the neighborhood kids to look out for or at least respect my property.

I don’t think talking to them directly is an option: I’m not old enough for them to view me as an elder (whom they would “respect”) and I’m also female...

The only person I have a decent relationship with is the young woman who lives adjacent to my property. Her son is actually friends with the other neighborhood kids.

Well, for those of you with low income rentals, what tactics have you employed to get neighbors to respect your property?

I'm renting out my townhome for section 8 for the first time.

When the previous (non-section 8) tenant occupied, I received a fine for a tall grass violation (the tenant did not own a lawn mower and I did not hire enough landscaping services throughout their tenancy). The fine was $350.

For the new section 8 tenant, is it fair to pass this fine along to them if it's written into the lease? (am I even allowed to write that into the lease? "tall grass city code violations will be the responsibility of the tenant" for instance...)

Even if I could make lawn maintenance and code violations the responsibility of the tenant, would that be fair if the tenant does not own a lawn mower to begin with? I suppose I could strongly suggest it when they sign the lease...

I'm out of state, otherwise, I'd mow the lawn myself.

To avoid the fine, I could hire someone and I'd just have to figure this as a monthly expense (a reliable mower in that area costs $50/job - I would need him at least 9x a year - 1/mth in spring/summer and 3 times during the fall/winter at least).

I'm finding it difficult to expect/ask a section 8 tenant to buy a lawn mower for the property. My own mower cost $400 and its battery-powered (not the best).

Please help me think this through: for those of you with section 8 properties that are susceptible to tall grass violations, how do you handle this?

@Jonathan Taylor Smith Thank you so much for your response.

Yes - I reviewed the lease last night and if the tenant stays past the lease without renewing for a full year, they become a month to month tenant. There's also a stipulation that says their rent actually increases by $100 w/ a mth-to-mth tenancy...

After some more thought, I've decided to give the tenant a 60-day notice for non-renewal.

On your point about inspection: I was planning to do a final walk-thru after she'd left... Are you suggesting there be an inspection before the tenant packs up and while they're still in the unit?

(note: I meant to post this the local North Carolina RE forum)

I've decided to terminate my tenant's lease. They've given me a few signs that they're not going to be able to keep up with rent over their next (year) term. 

Their lease actually ends March 15th. As per the NC statute concerning lease terminations, I should have sent them a termination notice ("notice to quit"?) by February 15th (or around that date since Feb had 29 days).

Its now March 2nd.

And now that my timing is off, I'm confused about what will happen to their lease end/move-out date: I had to give them 30 days notice before the end of the lease and not having done so will cause them to occupy the unit past their original lease end date (March 15th).

Additionally, if I understand the wording of my lease correctly, if tenant remains in unit after lease ends and without renewing the lease, the "lease" defaults to a month to month...

Exact timeline for everything is clearly confusing to me since I missed the date for sending a lease-termination notice... 

Just trying to cover all bases (while overthinking at the same time)... Do I just send termination notice ASAP and make their lease-end date 30 days from the date of the notice?

Thanks in advance.

@Cody Plemmons I used this one as a template for my own notice. I should note, however, that I have never filed summary ejectment so I don't know if a judge will find it an acceptable notice. I used it b/c it seemed basic and straightforward enough.

@Chris Martin

Thanks, Chris.

I understand. And that was very helpful, again.

Sure - I need to be ready to expect anything. I'm trying not to underestimate my tenant. 

Based on my experience with this tenant thus far (it just seems she doesn't have the money), it's unlikely she'll be able to appeal.

This whole thing is pretty fascinating. I'm glad I decided to research filing summary ejection on my own.

Thanks again, Chris.

@Chris Martin Chris, now that I'm gathering documentation/proof for filing summary ejectment, I'm warming up to the idea of filing without an attorney. I'm feeling more confident.

While researching, I came across NC State 42-34. Am I understanding this correctly? If a tenant wants to appeal, they have to first pay past-due rent to the court?

I'm also confused about this part concerning tenant appeal:

During an appeal to district court, it shall be sufficient to stay execution of a judgment for ejectment if the defendant appellant pays to the clerk of superior court any rent in arrears as determined by the magistrate and signs an undertaking that he or she will pay into the office of the clerk of superior court the amount of the tenant's share of the contract rent as it becomes due periodically after the judgment was entered and, where applicable, comply with subdivision

Does this just mean tenant must also sign and agree to pay future rent, when it becomes due, during their appeal (for instance, if they appeal on 11/15, but the next court date isn't until 12/15, they agree to pay the court rent for December when it becomes due on December 1st...)?

@Chris Martin Thanks so much for the linked BP posts!

I'll certainly keep open the option of filing myself. I'm comfortable with the drive back to NC.

I'll look into Speedy Filer as well.

All this has been very helpful.