All Forum Posts by: Steve K.

@Dylan Katz I thought about doing virtual showings few times. Showings in person are very time consuming. It's worth a try to go virtual. One of our most recent residents was pre-approved over the phone (She was referred by one of our current tenants). I never saw her and don't think it's necessary to meet in person.

We REO Link products as well. They are great. Pan Tilt are more expensive but better.

@Luciano A. What method/systems do you use to collect a security deposit? What's percentage of prospects are comfortable with putting a showing deposit? I wish REO link also made locks with SIM instead of WIFI, have you come across any?

@Shelley Wenk Your estimates are correct it's about $95+/- for 2 people apartment for Water sewer trash. Ours is this. Your town may be more expensive so the range is $95 - $110 per month.

@Justin Hoggatt The question is how much fun? The more fun I have is more I would learn. Cash for keys to them; No Way but the time will tell. Of course, it's a business decision. I do not have to give them any reasons. We got nothing personal against them, they have always paid us per the contract. Their behavior towards all and my way or highway attitude is problematic and cannot be tolerated any longer. 

They may stop paying soon (at 3 months to go) because we told them A/C wasn't part of their lease (Every other tenant has window units as well). I don't think CDC moratorium protects people who intentionally withhold rent? Their actions may escalate their exit. 

Probably they are professional tenants. They can't imagine, amount of documented evidence we have (even this post).The reason I post here on BP because BP jury weighs in. That ensure that I'm being fair to all.

@Erik B. Attorney was consulted before for non-compliance of rules. I have been even more courteous to them (They may not realize). All rents have been paid and current. They definitely are not taking me seriously or the laws in PA. If they are intentionally late of rent this month, they will be served.

You all will get a kick out of this one. They called yesterday and left at voice message that their apartment is very hot. I called back to check what's the issue and asked have you looked at your lease? Then complaining went on for 30 minutes.

They demanded that we install AC for them, saying that when they moved in, AC were there. They said those AC were old and were removed. (I have no knowledge of AC being there). Now they want AC at LLs expense. They also said that we're putting their health at risk and causing them stress. Then they hung up on me when I said I need to check the lease and get back. They threatened to withhold rent once again, I said that your choice.

Our (inherited) lease doesn't mention anything about ACs. I called back and informed them.

I offered them early termination of lease once again and they weren't happy. (BTW, all other tenants love us). Sure, they weren't happy and they called Codes Depatment on us.

These people aren't making easy on anyone. Their lease expires at the end of July. Rent is due on 1st. Not sure if we would receive rent for this month and the next. Should we give them 85/90 days notice of non-renewal or stick to 50/55 days as previously planned.

Please comment and Stay tuned.

@Linda Thomas We are in PA as well. I do not ask tenants to wear masks. If they do it's great. Since you have already asked them and they refused, you don't have much of a choice.

@Gregory H. Do we have grounds for early termination of lease?

@Account Closed Someone righty said "Misery loves company" I had to stop answering their phone calls for maintainence because it was complete waste of time and resulted in aggravation. Instead, I use that time to dispatch the service people faster to service their needs.

@Matt Ziegler I give most people 2-3 chances to improve. (Even the restaurants I visits that I don't like at first). I thought it would get better but it didn't.

@Adam Martin During this time, we have went overboard to accommodate many other tenants who lost employment or had financial difficulty. Even waived early termination penalties. Why? They were honest and decent folks and Covid wasn't anyone's fault. Luckily, we actually did better and lost no money in vacancies or damages. 

I would really have to convince my other nice tenants to renew the lease, which is up for renewal in a month (few month's before bad tenant's). Hope they agree to put up with them for few months or less.

I offered these problem tenants out of lease when they initially complained about stress of living in our property (1st day I met them). They didn't choose to leave. Their behavior deserves no mercy in my eyes, especially when they have grandchildren as well. (I hope they don't grow to be like them.) If this ends up in court, it would be Judge's decision and I hope he sees thru this.

@Nathan G. Most rentals that we manage in PA are registered and are on 2 years inspection calendar. Those fee doubled about 2 years ago. Yes, ultimately the tenants pay for these yearly cost or fees. Our area is progressive and very desirable.

I understand that occupant safety should be City's concern. In my opinion, the government should not get greedy and pass rules to make owners or manager's job difficult. Neither, should they put undue burden on the owners. They should be in center.

Luckily, one of the cities I work with communicate reports/violation via email, which makes it less burdensome to manage. This city is serious about tenant life quality and makes it desirable.

Other city is total mess and have bad communication. They just collect money, fine everyone and annoy everyone.

I feel it would great for cities to check feasibility of these projects. They should hire a good team first and must make genuine efforts to improve quality of life, not just to raise revenue and collect taxes because someone came up with an idea.

@Mindy Jensen Thanks for your input. I guess 50-55 Days notice should be enough.

Late last year, partnership company acquired a multi family property that help I manage. Rents were ok but all utilities were included per the lease. Net income is low because of this reason. As soon as each lease is 45-60 days from expiration, we are sending rent increase notices to all tenants.

Every inherited tenant is reasonable but we have 1 (One) Non cooperative tenant. I want you to weigh in on how should I approach their particular situation considering the current climate. (Property Management is not my Full Time job.)

Another issue the same tenants caused is posted here and you might find it interesting https://www.biggerpockets.com/forums/52-general-landlording-rental-properties/topics/900145-rent-collection-in-person?page=1

Some history about this problem tenant (read a few and skip rest, if necessary):

1. Always paid late but payments made within 5 days grace period. No past dues.

2. Denies to pay rent via acceptable methods (Online and Teller deposit). Stating that the lease says the rent can be mailed to PM/LL

3. Tells me that I'm harassing them when I suggest them ways to save money by not using overnight option and insuring rent check envelope. Is this really harassment?

4. Tells me that they have rights. (I have violated none)

5. Do not want to e-mail maintenance requests or put thru our rental management system. Many of our tenant's are minorities, their English isn't good, they e-mail). These educated folks find e-mailing burdensome. (every other tenants does comply, these folks really have rights. Sure, they have internet as well)

6. Never filled and returned any of the information forms sent to them

7. Don't let monthly pest control guy enter their apartment, missed last few appointments. (They were the one who complained and requested pest control) We are spending money for no reason.

8. Asked for refrigerator replacement "new" but does not let us touch the refrigerator to diagnose the issue. 

9. Had a main door latch issue, it wasn't latching on. I sent our contractor within 2 hours and accompanied him. After fixing I was called again within 10 mins the issue still remain. We immediately returns to correct it. This is time I wanted to check the contractor's work and realized I don't have their keys (never got from previous landlord). I requested the their keys to test asked if I can make copies. They plainly refused to give me their copy of keys. I was furious and walked away from the situation.

10. Watching, stalking and Interfering with other tenant's quite enjoyment rights. This other tenant has a toddler and leaves the common door open temporarily to get the groceries in, while managing the toddler. Our problem tenant shuts the door on this nice tenant lady and their toddler. This has happened few times. This problem tenant also messed/oiled the door latch so it can stay open. Victim tenant (who pays rent 2-3 early and complies to our rules) has complained to me about the issue and said that they are planning to leave because of this problem tenant. (It's in writing). I'm appalled that this problem tenant still haven't cut their non-sense after being diagnosed with life threatening illness. (I called the police about any complaints at the address, they had zero.)

11. Doesn't get along with neighbors either, who hate them because they called cops on them, multiple times, for temporality parking in non designated areas. 

12. Since the utilities are included in rent, the problem tenant turns up the heat and leave the windows open. Why would they care because they aren't paying the bill.

This problem tenant is nothing but a problem for us and the people living in our building. They always complain, complain and complain. Or do you guys think that I'm not being fair?

These problem tenant(s) are older and on a fixed SSA income. One of them have critical health issue. Qualified disability. I have always maintained a professional relationship with them and fixed many of their maintenance requests within 2-5 hours. (We give them better service than others regardless of their non compliance). Sorry to say (not to offend anyone), If we let them stay longer they will slowly kill us all along with our business.

We are in PA, currently under COVID-19 Federal Moratorium. PA has none. Lease renews m2m after one year. 30 day notice is required per the lease. PA laws says 15 Days notice is sufficient to the tenant. My goal is to have them out peacefully, without eviction, if possible. I also want to protect ourselves from false discriminations, harassment, mental or physical injury claims.

If we end up in landlord tenant court so be it, judge may grant them more time to move is the risk I want to mitigate. (We're in PA, not in Philly.)

Here are the options that I have (feel free to add or suggest more):-

a. Send a non-renewal notice via certified mail and sliding under their door 50 days before lease expires, right after rent is collected.

b. Send a non-renewal notice along with rent increase notice which is 25% premium to continue a month to month lease. (That will be 40% more in rent increase from what they currently pay). Everyone's rent is going up 12-15% in this building. (This option because they may get more time to move and we don't want to lose out on additional rent)

c. Send a 1 year lease which is 38-60% more rent they currently pay (Companies are charging that for 2 Br in my area). Their rent increase will be higher because they are high maintenance. Is that legal or violation of housing guidelines, when one tenant is paying 30-40% more rent than other tenants for same size but better condition apartment? (I plan to take their money and compensate other tenants to put up with these folks, as necessary).

Most likely they will not sign the new lease and probably even stop paying the rent after the notice. We have security deposit to pay last months rent. Can we use/keep it as last month's without tenants permission, even if it's not stated in the lease?

We are still few months away from lease expiration and I'm collecting evidence to build a strong eviction case.

What would you do if you were in this scenario? I appreciate your comments and suggestions. (If you rather suggest or need to ask something offline, sent a connection request and PM) 

Steve

P.S:- Today, I got pulled over by a cop and I expected multiple tickets. I was nice and I apologized to him. I genuinely felt ashamed of my actions. One needs to understand that the cop was doing his job and was nice enough to let walk away with no fines and points. I felt special (without flexing my political and LE connection muscle). I didn't ask why you pulled me over. I didn't refuse to cooperate and had my DL ready. I didn't say I have rights.

Someone tell my tenants that being nice could go a long way.