All Forum Posts by: Timothy Burns

Quote from @Theresa Harris:

Quote from @Timothy Burns:

Quote from @Harold Looney:

Timothy Burns - welcome to landlording and house-hacking. The process to evict tenants vary based on location. What is your location?

 KCMO. 

I didn't think its at the point of eviction yet as Im really just becoming aware and haven't notified yet, but as far as the pet, I went in there over the weekend while they weren't home to do some preventative maintenance to the bathrooms and used that as my opportunity to confirm they had the pet. 

 Did you have permission to enter the premises?  Hopefully you gave them 24 hours notice (or whatever is required by the local laws).  

First, yes I had notice when I was working on the kitchen sink which is where I saw the rabbit food. 

That is really my question, now that I know they have a pet how do I go about entering the unit to confirm its there with their knowledge of me entering so that I can proceed with the discipline? 

Quote from @Nathan Gesner:

Quote from @Timothy Burns:

You should give them a written warning and a demand that they correct the violations within X days and pass an inspection. If they fail or refuse, you serve them notice of termination and expect them out in 30 days. If they fail or refuse, you evict.

There's much more to it than this, but it's hard to write a step-by-step guide for everything involved. The bottom line: if you have a rule, you need to be prepared to enforce it swiftly and professionally before it gets out of hand.

Do yourself a favor: buy "Every Landlord's Legal Guide" by NOLO. Written by attorney investors, it's full of practical advice pertaining to management of investment property, has sample forms that can be edited, and - most importantly - they tell you what your primary state laws are and where you can read them. It's updated every year and is the best $40 you'll spend as a Landlord. There is one book for 49 states and a separate book for California.

so basically a notice to comply. 
but if they question me how do I say that I know about the pet? 
I went in there over the weekend while they weren't home to do some preventative maintenance to the bathrooms and used that as my opportunity to confirm they had the pet.

and my lease doesn't outright say no smoking but I will be changing that before next signing (if they stay). 
I have been working on numerous revisions to the lease since they have moved in. 

Quote from @Harold Looney:

Timothy Burns - welcome to landlording and house-hacking. The process to evict tenants vary based on location. What is your location?

 KCMO. 

I didn't think its at the point of eviction yet as Im really just becoming aware and haven't notified yet, but as far as the pet, I went in there over the weekend while they weren't home to do some preventative maintenance to the bathrooms and used that as my opportunity to confirm they had the pet. 

To clarify my situation, I am in my first year of landlording, househacking a duplex, so I live next door to tenant. 

Tenant hasn't even been here a full six months and has broken the lease I feel several ways, but Im not sure how to approach. 

1. Smoking excessively: during pre screen tenant stated that they only smoke outside, but now the bedroom smells like an ashtray and they are leaving butts all over the premises. 

2. Pets: stated clearly during pre screen that they would not have any pets becuase they didn't want the extra responsibility, but they now have a rabbit. 

I first became aware when I was working on the kitchen sink and saw a bag of rabbit food under the sink, and since then have confirmed that they do indeed have one, but they are not aware that I have seen it. 

3. Longterm guests: this one doesn't bother me as much but they have a minor that has basically been living there, not so much that I don't like them staying, but I believe she's been doing laundry over there (can't really prove that)  and I pay for water/sewer. 

I have been taking pictures of all this. 

Not sure if I should just go ahead and put a notice to comply in the mailbox or are there other steps I need to take first? 

So just to post an update, I closed thursday, had already signed up for a few accounts (zillow, apartments.com,bob.ai) to list the property, have only partially listed on one (no pics uploaded yet) with just the basic info and i've already got a few people wanting to come view it! 

Quote from @Nathan Gesner:

Quote from @Timothy Burns:

Advertise it at market rate, regardless of what HUD pays. If your rental is worth $800 a month but HUD only pays $600, advertise it for $800 and rent it to a non-HUD renter. If your rental is worth $800 a month but HUD will pay $1,000? Advertise it for $800 and see if you get a HUD tenant that will pay more than $800.

thats basically the plan.

but in my case kcmo housing authority shows a pament standard of $1683 for a 3 bd, BUT that is based on utilities included. Its not always clear what you will get as the landlord. 

Quote from @Leo R.:

@Timothy Burns I'd definitely suggest checking out the BP podcasts that focused on Section 8 --in particular, they had a section 8 expert guest a while ago who went into a lot of detail about his processes for tenant screening and managing tenant relations--which were incredibly in-depth, and he apparently had top-notch tenants who stayed at his properties for a LONG time (decades). Plus, his properties were all A grade (I didn't even know it was possible to have A grade section 8 properties, but apparently it is...)

Unfortunately, I can't remember the guy's name, but I'm pretty sure most of his properties were in Washington DC, and he's one of the few section 8 guests I've seen on the podcast, so if you search for BP podcasts on section 8, you can probably find it...

Good luck!

 @Leo R. yes, section 8 is NOT all ghettos and delapidated properties, so far from my research, most investors who do it LOVE it. the only real difference is the method of payment, but you screen and treat the tenants the same, and you CAN evict them. it might even provide a little more insurance in that aspect because these people CAN lose their vouchers for violating leases, and once they do it is either impossible or very hard to get back into the program. 

My girlfriends brother owns about a dozen rentals, and has had a couple sec8 tenants, and likes them the most. one lady stayed in his unit for 8 years, and he has the least problems with them. 

@Nathan Gesner, yes, but the question becomes does HUD just automatically pay the highest rate they show in that market, or is it based on what you are asking, making up the difference between what the voucher holder pays from their income and their voucher amount.

I don't think you quite understand what I'm asking. 

I was hoping someone with experience in this would be able to offer some insight into that. 

Hi guys, if you are aiming to do section 8/HCV with a property, and you know the fair market rent rates that the housing authority governing your property uses, how do you know what to ask for rent and how to screen for a tenant so that you can get the highest rent closest to the listed payment standard used by your local housing authority? 

Ex: I am in KCMO and I have a 3bd/2ba unit, and the payment standard listed is $1683 for a 3 bd. 

How do I know what to advertise so I can get as close to that as possible? 

Quote from @Dave Poeppelmeier:

@Timothy Burns Some solid advice on here. One thing I would suggest is if this is going to be your long term plan, is set it up correctly from the start. 

1. Set up a business checking account for your daily funds and a business savings for your Security Deposits. Keep everything separate from your personal funds. 

2. Since you're house hacking, it would seem like a very blurry line on if you need an LLC or not. Just have a nice big Umbrella Insurance Policy in case someone falls down your steps and the hand rail was loose or something. Once you move on to your next house, put your current house in an LLC. Talk to an attorney for official legal advice.

3. Tenantbackgroundcheck.com worked for me initially, and if you use Zillow they have a pretty simple application/background check system that should work. 

4. Start getting used to a property management app and running your room rentals like a business. Lots of them do allow ACH transfers for rent, but if you're going to accept cash, make sure you give them a paper receipt (and keep a copy) or have them go directly to your bank and put the cash in there so you never touch it. 

Best of luck, you're doing great so far!

 first payment you receive from a new tenant will basically always be some sort of check, it seems, such as a cashiers check/mon. order for at least deposit, if not deposit + first month, am I not correct?  

Last time I was at wal mart I picked myself up a book of generic money/cash reciepts.