All Forum Posts by: Tony D'Anzica.

Make sure you get the roommates social security number is case you sue him for rent and you get a money judgment against him - then you can enforce the judgment against him. Make sure your lease states that both roommates are jointly and severally liable for any rent that may be due. If you pay the water bill, you may also want to charge an extra monthly fee for the additional water use.

Tony D'Anzica, Esq.

As a landlord-tenant attorney and property manager, i can tell you that at least taking one legal step forward may help solve your problems. You have been to easygoing with this tenant. You must let him know that 1) you will be charging late fees each month from now on (make sure that's in your lease), and I suggest you provide him with a rent statement that shows what's due and what's been paid, and 2) that if he is late one more time you will serve him with a rent demand.

Many times, that will be enough to get somebody back on track. you have to let them know from the start that as long as you are providing a habitable apartment, the rent must be paid in full and on time.

Serving a notice terminating his tenancy will mean that once you serve that notice you can no longer accept rent from him without vitiating the notice and that you will have to take him to court to evict him. That should be your last recourse. Good luck...

Tony L. D'Anzica, Esq

Never supply a washer/dryer unless it makes sense for you to install coin-operated machines. You can provide w/d hook-up but as a property manager I inspect apartments and I include a provision in my leases that requires tenants to pay $15-25/month (depending on the number of people living in the apartment) for water use if they actually hook-up a w/d.

Tenants will abuse their use of water!

Tony D'Anzica, Esq.

I am a property manager in Syracuse. Though I believe Syracuse is a great market to invest in, most of my tenants are lower- to middle-income folks. Although credit checks are useful, their usefulness is limited if you are dealing with low income tenants who 1) are on welfare, 2) have no credits or bank accounts.

What I do always check is 1) eviction history, which you can do as part of a credit check (or separately), and 2) take a detailed rental application that includes landlord references.

One thing that turns me off right away is if I see I tenant who moves around too much. I'm less considered with their credit.

Tony D'Anzica, Esq.

Speaking as an attorney and a property manager, I recommend having a landlord-tenant attorney prepare one good lease for you. I am constantly revising my leases and tightening them up. As you gain experience you may also decide that there are certain issues you want to have addressed with more specificity then your generic stationary store lease does.

Tony L. D'Anzica, Esq.

You should also look into your local government. Most county clerks maintain a website with property records that are often available to the public online for free. For example, in Syracuse, NY you can look up property info at the following site, which includes name of owners, tax info, sale dates and transaction amounts, etc:

http://www.ongov.net/Realproptax/taxinformation.html

In some counties, they charge a fee to access this info online.

As a property manager in Syracuse, NY, I have many clients who have had some very bad experiences with other "property managers."

My advice, make sure your property manager is at least licensed (many states require it). That improves your chance of finding a better property manager.

Thanks Joshua. I am a property manager in Syracuse, NY and most of my clients have had terrible experiences with prior property managers and they all read from the same script - lack of communication.

I'd like to add to your list of questions to ask property managers. Many states require property managers to be licensed so ASK your property manager if he/she is licensed!
Too many "property managers" believe that just because they can fix a toilet they can manage a building. Make sure your manager is licensed!

Tony D'Anzica, JD
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I am a landlord-tenant attorney in NY. Obviously, every state has different rules. Generally, follow the terms of your lease. However, it is fairly standard that once the rent is past due (as set forth in the lease) you can served a tenant with a rent demand specifying 1) the amount of rent due in detail, 2) the date the rent arrears must be paid by (usually at least 3 days by law depending on the state, and 3) that the landlord will start an eviction proceeding if the arrears are not paid by the date specified in the rent demand. Your demand can be oral, but it's better to do it in writing. I would send it to the tenant by first class mail and by certified mail. If the rent is not paid by the date specified in the rent demand, commence the court proceeding. Good luck!

Tony L. D'Anzica, Esq.
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You need to contact your State's licensing department and refer to their regulations. Generally, in most states, you must be licensed if: 1) you collect rent from tenants, 2) you physically show apartments for rent or homes for sale, 3) you manage properties for more than one client.

Tony D'Anzica, Esq.
DynaMax Realty, Inc.