All Forum Posts by: Todd M.

Hello,

I have a 4 plex with a common door with access to utility room. Tenants are suppose to keep this door locked (deadbolt and regular handle lock) at all times. Well, they don't and I had a "break in".

Thieves came in and busted off the coin boxes from washer and dryer.

I'm looking for ways/ suggestions to keep that common door locked at all times. Is there some kind of automatic door lock?

Thoughts?

Thanks in advance,
Todd

What to do when you suspect there are too many people living in a unit?

I have received two reports from one of my buildings where tenants suspect there are more than 2 adults living in the units.

How do I prove it? Thoughts?

All I can think of is writing a letter restating the lease terms about number of people authorized to live there.

Thanks in advance,
Todd

I'm looking for recommendations on finding an attorney . I own a duplex (in LLC) and 4 plex (in my name for now) with aspirations of growing bigger. Maybe you saw my previous post on a tenant slipping on ice.

Anyhow, my local list of MHA attorneys is pretty big, so my current focus is creating a shorter list:

Do you have suggested interview questions?
How do you typically work with your legal team/person; e.g by the hour, yearly retainer?

I want them to review my current lease procedures and paperwork and also be someone to call when tenants try to come after me in the future.

Suggestions? Opinions?

Happy New Year. Well, a fear of mine happened today.

Tenant called and said they slipped on ice outside my four-plex and needed to go to emergency room. Cracked knee cap and ligament damage.

Says to me- "I'm not planning to come after you because you're a nice guy. Just drop off a shovel so I can clear things now and again."

Now, I clear snow personally if it snows over 1.5 inches. And I left a 50 lb bag of melting salt in the utility room of the place.

I own this place in my name (no LLC or S-Corp). Insurance: have business liability coverage ($500,000) and personal umbrella liability policy of $1 million as well.

Thoughts? Suggestions? Prayers?

Hi,
I'm looking for specific procedures on noise policies :

Do you address it your lease; e.g. "must be kept to a minimum between the hours of 9pm and 8am every day"?

Do you tell tenants in writing they should try to work it out themselves first, then call the authorities and then the property manager? You know, what's the best practice here?

Do you send some kind of follow-up complaint letter to the noise offenders?

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I need to have a policy in place because these one-off custom counseling sessions doesn't seem the right way to do it. Doesn't scale.

Recent example:
Resident starts work each day at 5am including weekends and he is really after the tenants upstairs about noise. He called me to complain last night at 8:30pm. I told him it's a Friday night and give it some time. If things don't calm down by 10:30, then call the police as I'm not onsite to hear the noise.

I do background checks and don't allow more people allowed in a unit than allowed by law. I'm diligent. In this particular case, I covered the hardwoods with carpet and pad.

Anyhow, thoughts, comments and of course, specific wording on noise policies are appreciated.

Todd

I imagine this one has been covered but searching the forums didn't help.

Looking for opinions on accepting rent payments in cash:

I'm probably being a bit paranoid, but it seems like an area that could manipulated by a devious tenant. No paper trail. A tenant could claim they paid xyz when the really paid zyx.

Thoughts? Suggestions?

Todd

This seems like noobie questions, but if I send them notice saying I choose not to renew their lease, I don't even need to give them a reason.... right?

Seriously, I think the Complainer couple is mentally ill. I did run background checks on them before moving in, but didn't call previous landlords.

I've never had a tenant that complains this much. I'm starting to think a vacant unit is more appealing than putting up with there whiny, entitled attitude.

They are on a month-to-month lease. This means I can simply choose not to renew their lease right?

Hi,
Have one tenant that moved in a month ago consistently complains about everything; e.g. "the oven is too dirty, I need you to clean it".

This said ("the Complainer") tenant is now complaining about noise from a neighbor who moved in above about 5 days ago ("New tenant").

New tenant says the Complainer is threatening when knocking on the door telling them to quite down.

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New terriority for me, but I'm sure it will happen again, so this is good chance to learn.

What I've done so far:
I've recorded both sides of the story in my landlord log book. I've sent both tenants letters and told them to call the local authorities if their attempts at direct, respectful dispute resolution are not successful.

Any other suggestions?

More info:
For example, the Complainer has just said "noise" while the New tenant has said it's the creaking floors. Should I ask the Complainer to put in writing the nature (voices, music, creaking floors) of the noise they are hearing.

I've heard horror stories on bad tenants and have a little experience over the past 4 years. But, this constant complaining (closet smells, the refrigerator shelves are dirty, the cabinet knobs need polishing, whoops I flushed a towel down the toilet- come over and snake it for me) is getting sickening. I had a professional cleaner in their unit before they moved in! I hung their drapes.

So, in short, I'm more likely to believe the upstairs/ new tenants.

Thoughts?

I appreciate your responses,
Todd

Yeah, I've heard about the ice bag trick. I've heard of some LL putting cages around the thermostat, so the ice bag trick won't be as effective... keeps the bag of ice further away from the thermometer.

Reminds me of the pantyhose trick when using coin operated laundry.

But, anyhow, my question is about the legality of caps rather than tenants who break rules.

I appreciate the responses, but can anyone comment on the legality of caps?

Todd