All Forum Posts by: Tamara R.

I had a home built in a new subdivision years ago.  My next door neighbor was very upset with the builder about what they considered "shoddy" work that the builder delayed fixing.  So they wrote up a huge sign and put it in their yard that said something like "______ builders does shoddy work that they won't fix!  Stop by and I will show you."  This was right down the street from the model house and was not good advertising for the company.  That got their attention and they even offered to build this person a brand new house to make them happy (on a different lot).

Did the tenants reside in the property the entire 7 years?  I really don't think you can expect paint to last that long for tenants, so I would not charge them for painting at all.  Carpet is also questionable.  How long is the warranty for the carpet?  If cleaning is all that was required, then I might charge for that, especially if you  have receipts and photos to back up the before and after condition.  I would charge to patch walls and to replace damaged blinds.  It is doubtful the tenant will make several trips back to try to take you to court, but you never know.  I would try to work something acceptable out with them since they did stay with you for such a long time.  Think about all the time and money you saved in turnovers! 

Do your state landlord/tenant laws mention the walk-through and how it should be handled?  My state (Virginia) makes the landlord responsible for completing the form, then giving the tenants 5 days after move in to "protest" and make corrections.  The landlord then has 5 days to "protest."  I think this inspection and how it is conducted is the most important part of your rental strategy (besides carefully screening tenants).  I have a very detailed form that I use (about 10-11 pages) that I go room through room with.  I start filling it out as soon as we have patched up the place from the previous tenants and I consider the home in move in condition.  It takes several hours and I carefully look at and document everything.  If for example is see stains on the carpet I write "5 one inch red stains two feet in front of the master bath door" rather than "stains on the carpet."  Being ambiguous leaves it open for debate.  Always be as specific as possible, even if you are thinking "wow, what a waste of time... will I actually need to use this?"  I also go through the entire home (inside and outside cabinets, walls (stair wells especially, since these get damaged at move in/out) front and back yard, everything) and take up to 200 high resolution photos of every inch of the property (make sure each picture has the date and time stamp on it).  Tip:  It you are photographing holes in the wall, stick your hand or a ruler next to it to give an indication of the size.  Most of the time I give my departing tenants their entire deposit back.  However, this year was challenging and it has helped tremendously to be able to refer to the move in inspection and detailed photos I took--especially when a tenant has argued about the condition of the property.  For example, one person told us the tubs did not  have drains when they rented the home and the bathroom door was never there.  I pulled out my photos from the move in and when confronted with the evidence they really couldn't argue!  I love doing this with "know-it-alls."  Also, I do make the tenants sign two copies of my inspection report (one for me, one for them) before I will give them the keys.  I tell them t hey have 5 days to make corrections, but rarely has anyone made any.  I am also strongly considering have them initial each page like they do the lease as well.

I have done it several times with no issues, but I could tell that these people did not seem thrilled with the home when I met them to give them the keys.  Will have to reevaluate this strategy going forward.

Interesting.  Just had something very similar happen.  My tenants rented the house sight unseen and complained of an unidentified perfumy smell that they said was making them have headaches.  We offered some remedies, which they refused.  Unknown to us, they hired a mold inspector to test some areas of the house.  The inspector found mold on the bathroom fan, so they told us they wanted out of the lease because of the "mold' and the fact that they were constantly ill.  Our attorney advised us to let them go and give them their deposit back, even though we did every thing right and the amount of mold found was laughable.  So we will, once we repair the damage caused by their crappy movers and take if from the deposit.  Moral of the story:  If someone wants out of your house due to illness (real or imagined), mold or whatever, it is best to just let them go.  It sounds as though you have a REAL problem with flooding and possibly mold, so you definitely should let them go.  They will probably be PITA's if they remain anyway.  No point having someone in your house who doesn't want to be there.

Maybe you should post this in the wholesalers forum (if there is such a thing) here, or whichever one is more relevant.  Also, the title of your post would not attract the type of person who could help you.  Maybe you should retitle, "trying to wholesale house and tenants are not cooperating."  If you are trying to wholesale, I assume that means you do not own it, so the lady who still owns it would need to be the one taking action to get the tenants to either cooperate or move out.  You have no legal hold on the home.

I think changing out the heat pump would be deducted over what is considered its useful life--10 to 15 years I believe.

What J Scott said.  According to my accountant, though, if you have the property "in service" (i.e. it is advertised for rent and you are actively looking for tenants), you could deduct the tree cutting in that tax year.  However painting and property improvements would be added to your cost basis.

Thanks for the input all. The house I am referring to is in a good neighborhood with the most highly coveted elementary school in the county it is located in .Lots of kids in this neighborhood and lots of families. Although I was aware of each state having a list of offenders, I didn’t think to look at it when making my purchase. My issue with the disclosure it that it appear I have to give them something separate from the lease and have them sign it separately—doing so feels like I am almost waving a big flag saying “check for sex offenders!” It would be better if I could bury it somewhere in the lease so at least it isn’t as apparent. . . .

My state recently started requiring the inclusion of a "Megan's Law" disclosure statement alerting prospective tenants that it is up to them to do a search for sexual predators in their neighborhoods and pointing them to where they can do said search. I typed up the disclosure statement to attach to my lease, and out of curiosity did my own search.  I was surprised to find that their is a person registered as a sexual offender about a block away from the home I am currently leasing.  He was charged with "sexual battery" against a minor; from the description and photo he is a scary looking guy--350 pounds!  To make matters worse he apparently works from his home which means he is home all day long.  Another of my houses has one right across the street!  This one was charged with "sexual battery" and "forcible sodomy" against a minor.  To be fair, I did a search of my own home, and while there aren't any living too close by, there are three that work a block away.  I imagine this will have an impact on my ability to rent these homes.  Have you all had a similar experience?  Any suggestions or words of wisdom?