All Forum Posts by: Jay Shepherd

Hey Seth

My tenant finally showed up for one of our court dates and told me he felt I was strong arming him into paying the rent. This is somebody who has been 3-4 weeks late for the last 8 months. Since, I have had a roof leak, a faulty dishwasher, ants, etc etc ..... Do you know anything about the Rent Escrow law in Maryland? .... I think I read somewhere that a tenant can't file that if they have had 4 judgements against them in a 12 month period as well.

$22 to file failure to pay rent form. Court date exactly one week later.

$40 to file warrant of restitution 5 days from Court date. (gives them 4 days to appeal I guess :)

Sheriff contacts you in a week to schedule.

They can pay the rent at anytime and all is well in THEIR world.

Looking at 3 weeks minimum to get them out.

Now if your a lucky guy such as myself who has had the awesome opportunity to file at least 4 failure to pay rent forms within a 12 month period you can trade the rent in for what they call 'No Right of Restitution' .... Get out and please don't leave the faucet running!!!

I'm going to replace the dishwasher tomorrow in the rental and afterwards heading to Naval Bagels (awesome)..... on my trek to the district courthouse to file my 6th failure to pay rent form. Rent was due on the 1st. Waiting 2 or 3 months for rent would be excruciatingly painful for me. I'm not Chase Mortgage!!

If you file a No Right of Redemption, you can deny the rent check and still go to court and get an eviction. I just filed a No Right of Redemption in Anne Arundel County and my court date was yesterday. The tenant actually showed up in court this time (4 previous) and we had an awesome and totally awkward moment together before court began. He said he had the rent. The judge asked me if I wanted to dismiss the case and he explained to my tenant what NRR entailed. I had a decision to make. $2000.00 dollars now "OR" I could have said no-thanks, get out of my house in 2 weeks. (would still have the warrant of restitution to file and the sheriff to connoiter with ;) ..... $2000.00 will win every time!!!

Sorry ... That's 'right of redemption' .... its 'warrant of restitution' ...... these legal terms are so confusing.

Hello everyone:

I have really enjoyed reading the forums on this website recently and decided to join. So much knowledge!!!! I'm from Maryland, a simple landlord with one property. I hope my last post has me owning 20 ... thanks!

.............. that was 1 week ago ... sorry, my saga is written intermittently.

So today ...I received a check for Aprils rent, thank the gods, because I don't think the sheriff was ever going to return my call .....

I did of course have to spend a few hours on my rental fixing a leaky roof ... which I think was a spectacular job by Me, Myself, and I. Of course we will not know of my roofing talents until it rains again. May 2nd is right around the corner which allows me another opportunity to try my best to get the rent paid on the 1st of the month as opposed to the last. Has the euphoria of being paid Aprils rent today somehow clouded my judgement as to what I should do on May 2nd? ..... which is file my 5th failure to pay rent form without right of restitution?

Thanks for the feedback.

Met with one of the tenants today (boyfriend-girlfriend). A 6 year old answered the door. I am not exaggerating when I say that this meeting was as scripted as any play on Broadway. She tells me she lost her job, they turned off her cable, maybe turning off electric soon, her boyfriends truck broke down so he had to drive her van to work, she pays 1000.00 a month in child support for a kid I had no idea she had, they can barely buy food, shes cashing in her IRA so 'Mays' rent should be on time. She's already spinning the May rent story line even before Aprils is paid! And to top it off, the 6 yr old brings her piggy-bank in to show me how much money she has. It was surreal!!

And I was actually feeling bad until I started to wonder if Bankruptcy was not in my tenants immediate future. Any thoughts?

I just joined BiggerPockets recently and am sorry to add yet another 'pay me the damn rent' story. I appreciate you listening. I hope to some day spend most of my time reading forums on how to handle 10 properties or investing in another state.

My tenants have been 3-4 weeks late every month since lease started 6 months ago. I have filed 4 failure to pay rent forms with District Court of Maryland. The 4th failure to pay rent form (March) was filed at the end of March, which allowed me to ask for Aprils rent as well since the due date of April 1st would fall before court date (April 8). The tenants have since paid the balance of March rent but have failed to pay anything for April. I filed the Warrant of Restitution last week to start eviction. If my tenants pay Aprils rent before the Sheriff and I decide on a party date, the eviction is cancelled. On May 2nd, I believe I can file my 5th failure to pay rent form (even tho they have told me for the 5th time that next months rent will be paid on time), asking for No Right of Redemption which does not allow them to stop an eviction even if they pay.

Would it be wrong of me to start a 2nd eviction process on May 2nd (No Right of Redemption), which will be only 1 week after they pay me Aprils (fingers crossed)?