All Forum Posts by: Susan H.

"As of 2012, the United States accounted for only about five percent of the world’s population, yet almost one quarter of the world’s prisoners were held in American prisons."

That's a sobering statistic, isn't it?

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Originally posted by @Lindsay McLaughlin:

Hello BP community. I grew up in a family of landlords, and with my rental business have done things in a similar fashion like they all did - where we manage the properties ourselves, market, and meet the tenants at the house. However, with hearing of a local landlord couple go missing after visiting a tenant to post an eviction notice, and after all of these other recent criminal, and some drug related violence in neighborhoods I sometimes have to go to, I have become increasingly scared. I have heard of some landlords meeting the tenants at a public place like McDonalds, getting their license from them in exchange for the keys so they can go view then come back....or of having a lockbox on the vacant house, having the potential tenant send me photo of their ID for LB code....

I'm looking for suggestions on how other landlords meet tenants, or allow tenants to view the house without having to be alone in the house with them, and also not taking a ton of time meeting multiple people at a house 45 minutes away. Any suggestions would be much appreciated! Thank you! (This is also a step in making our business more time efficient - as it's one of my 2017 goals! :) )

Lindsay, I appreciate your concern. Typically, I have my partner (and general "fix it" guy) at the rental with me when I show a property. We have a new rental and he's currently not available for showings next week, so we've adjusted a few of our basic safeguards. I require those interested to send me a legible image of their photo ID as well as make/model and tag number of the vehicle they'll be driving. I won't show the property after dark, so if they can't come during the day I'll make an appointment for them on the weekend. I plan to take my dog with me as I have with previous showings. If I'm uncomfortable at all I'll keep her with me, unlock the door and invite them to go in, look around while I stay outside at the front door with the dog. (This is an added perk, because I get time with my dog and prospective applicants tend to tell me all about their pets.)

If you have a friend of colleague who can travel with you, that's great. Treat them to coffee/lunch/ice cream as a thank you. You could also have an open phone line to someone you trust while you're at the house. And no matter how safe the neighborhood might be, do the smart thing; keep keys handy, know your closest exits, etc.

Hope this helps!

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Originally posted by @Sahel T.:

Hello, new to this website, I had a question, how often do you guys rent to criminals? Do you have a policy for that, such as type of crime will deny the application?

I want to give people changes because I can understand how difficult life is. It's a couple that is trying to move in, the boyfriend was arrested and convicted on strong armed robbery. Help.

You're getting some great advice here! I'll echo the recommendation to have established criteria (in writing), a thorough application, and to include a credit/background check in your screening process..

To avoid any perception of discrimination, you can invite prospective tenants to complete an application, require everyone to authorize a credit/background check (in other words, follow the same practice for everyone), and then work your way through the applications using the criteria you've established.

Here's a link relating to our collective comments about renting to felons: https://portal.hud.gov/hudportal/documents/huddoc?id=HUD_OGCGuidAppFHAStandCR.pdf

1 Vote

Originally posted by @Mike Vann:

@Susan H. what type of terms do they offer with good credit/financials?

I'm away from my desk with all the numbers; will check tomorrow and send you a PM.

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Originally posted by @Kramer Stewart:

Thanks so much @Susan H. ! :)

I will tell you it helps to go to the initial meeting with ALL your documentation organized and ready to share. John told me he's accustomed to seeing that with commercial clients but not many individual investors, so he ends up having to chase down required documents--something that delays the process.

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Originally posted by @Kramer Stewart:

I'm looking for investor friendly lenders in Arkansas or any good references! Any help would be greatly appreciated! Thanks in advance! :)

I'm working with John Summers at First Financial out of Fayetteville. Very responsive, easy to work with, and excellent turnaround even with holidays factored in.

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Originally posted by @Amber Joseph:

Hello all! Recently we had a tenant refuse to pay until we fixed a problem in their unit, we were having a part shipped & it took a while to get here. We replaced it closer to the middle of the month & then they were "going" to pay rent. Well we also had the unit up for sale & it had been a few days & they had enough warning that we were showing the apartments. When my husband went to show the apartment the lady cursed him, didn't let him show the unit, & told him they were moving in a week or by the 1st. We went to the apartment after Oct 1st to clean.....the apartment had feces all over the floor from an animal not approved in their apartment. They also had a couole dressers & urine covered bed. They called us on the 6th of October wanting their now abandoned items. We have held the items over 30 days & they expect us to keep them for them. We did not receive September rent. From Arkansas law I've seen if it is abandoned then we didn't even have to hold it. Could anyone verify this for me? Thanks

Arkansas Landlord Rentals

Here's the link to the Arkansas Landlord-Tenant Handbook: http://arkansasrealtors.com/wp-content/uploads/2015/08/2014-Landlord-Tenant-Handbook-FINAL.pdf

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Originally posted by @Paul Thompson:

I agree with @Jacob White completely. The solution to this issue is to avoid it in the first place as best you can by screening and setting expectations on the front end. It's unlikely you're going to do anything with the lease other than using it to go through the eviction process. You very rarely hear of landlords being able to collect on judgments from tenants like the one you describe. Don't let this discourage you though. Develop better screening procedures and trust nothing people say. Buyers are liars and tenants are too! ;) I've added a new screening tactic of requiring a bank account (yes even for low end rentals) and automatic payments through a service called erentpayment.com. There are others to choose from. I don't collect rent, tenants pay rent... automatically or they aren't tenants any longer. I tell tenants up front rent is debited from your account on or before the 1st. Don't test us. It's company policy. You pay or you don't stay. Then we provide fantastic service to tenants. I've had to learn the hard way too many times... ;)

Thanks, Paul. I'm now using erentpayment as well.

I tightened my screening process, met far too many unqualified people along the way, but now have (as of 9 a.m. yesterday!) a terrific tenant. Very appreciative of the great support and help here on BP!

1 Vote

Updating my lease for new tenant (finally!). After the debacle with the last tenant (short version: wouldn't move, insisted we had an oral agreement; left behind thousands in damage) I need to add a "holding over" clause. Found this in the Arkansas Code:

"If the tenant's holdover is a willful violation of the provisions of this chapter or the rental agreement, the landlord may also recover an amount not more than three (3) months periodic rent or twice the actual damages sustained by him or her, whichever is greater and reasonable attorney's fees." (source: http://law.justia.com/codes/arkansas/2010/title-18...)

I'm leaning toward putting the quoted passage directly in the lease. Sound reasonable?

~Susan

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Originally posted by @Taz Patel:

Originally posted by @Susan H.:

Originally posted by @Taz Patel:

Smiles .

No I will not give her any review and will not lie to the next person either .
I have not spoken to her next landlord yet.

I know most members here would come out less damaged and be better prepared than I was.

If there is one advice I have for anyone reading this is a "Mold Addendum" in your lease .
My next tenants are signing one before they move in. Can't imagine any lease without one.

Taz, would you share your 'mold addendum' please? I've sent you a colleague request.

I have sent you a copy of the Mold addendum.

Thank you very much!

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All Forum Posts by: Susan H.

Susan H. has started 27 posts and replied 224 times.

Post: Criminals

Post: Meeting Tenants at a Vacant House

Post: Criminals

Post: Looking for Investor Friendly Lenders in Arkansas

Post: Looking for Investor Friendly Lenders in Arkansas

Post: Looking for Investor Friendly Lenders in Arkansas

Post: Property Abandonment

Post: Holding Over Clause (Arkansas)

Post: Holding Over Clause (Arkansas)

Post: My Tenants have complained of Mold and trying to sue me