All Forum Posts by: Thomas Hickey

The funny thing is she paid her rent the entire time during the eviction process (I have no idea why since I would definitely stop paying if I got a notice to quit). The eviction was purely based on a tenant at will situation in which she would not move out when given the proper notice.

I think she kept paying because she thought it would look better to the judge but because she was a tenant at will she didn't really have a choice.

Also - if you end up filing for an eviction don't go to the housing court go to the closest local district court as they are supposedly less tenant friendly.

Now my question is, if you refused to accept that money because it was not the new amount of say $1500 Vs. old $1000 would that have sped up the eviction? Or is that not how it works? Thanks for the tip on the district court!

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Originally posted by @Shaun Reilly:

Originally posted by @Thomas Hickey:

Originally posted by @Shaun Reilly:

Well if your rents are $300-400 under market I would not give them a $800 rent increase notice.
If they fight it I'd guess the judge will not look kindly upon you.
Give them a reasonable rent increase of not more than $300 and in the letter say that they are way under market and you expect you could get as much as $400 but want to give them a chance to stay for less than that.

I think you get painted in a much better light and what is the worst that happens? They actually pay you the $300 extra and you don't have to put in the money for the renovations and absorb the vacancy to get roughly the same rent.

Shaun,

This is certainly an option. Ideally I'd rather avoid them staying at all. I'm of the opinion that if they did stay at a higher rent it will be too much money for them and they would ultimately default due to not making enough money.

Tom

Well if you don't think they can even afford the $300 then I wouldn't do the $800 since that just makes you look like an a**hole to a judge.

Figure if they agree they might pay for a while then default and you evict for nonpayment. Pretty clean.

If they say no they might actually just move out or as Dan suggested you can offer a cash for keys, or worst case you evict similar to what he did.

Shaun,

I essentially figured on using the $800 as an easy way to get them out quicker as they would have to treat it as a default, not a renovation etc... I didn't realize the judge's have such an opinion on it. I guess that makes sense around here though...

The eventual eviction of the tenant leaves me with two worries. 1. Sour grapes: they hate my guts the whole time and slowly destroy the place and general property 2. Timing: I may have to evict them at a very bad time to rent an apartment such as next December.

I'll certainly keep cash for keys as an option if all else fails.

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Originally posted by @Shaun Reilly:

Well if your rents are $300-400 under market I would not give them a $800 rent increase notice.

If they fight it I'd guess the judge will not look kindly upon you.

Give them a reasonable rent increase of not more than $300 and in the letter say that they are way under market and you expect you could get as much as $400 but want to give them a chance to stay for less than that.

Shaun,

Tom

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Originally posted by @Daniel Rubin:

Hi @Thomas Hickey . I went through a similar situation on a property we have in Methuen. We inherited a tenant that had been living there for years, rent had not increased in forever and they were a tenant at will.

What we did was offered her the opportunity to sign a 1 year lease with an increase in rent to which they obviously refused. We then went through the standard eviction process by giving them notice and ultimately got them out about 4 months later.

If you want/need them out quicker you may also consider giving them cash for keys.

Good luck!

Hello Daniel,

I can see this playing out. Did you accept any money from them in that time period of 4 months? Was the eviction ultimately for nonpayment of rent or other reasons?

Thanks,

Tom

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Hello There,

I have two units that have tenants I inherited that are significantly under market. They are approximately $3-400 under market. Come this spring I would like to get them to move, renovate and re-rent them. I do not think that they could pay an increase of that magnitude. Furthermore they seem to have a real attitude problem regarding me as they have lived there for so long, I think they think they actually own the building... They are Tenant will.

My questions is have any of you done a similar eviction/ notice to quit in MA?

I see two options.

1. ) Give a standard 30 day notice to quit. Given their personalities I figure that under this method at least one of them will fight me on it and drag it out for a few months.

2.) Propose a very high rent increase of say $800/ month. When they reject it, refuse any further payment of rent and evict them on nonpayment terms? I see this as possibly easier as nonpayment is involved and stays of executions of several months seem to be less common with that.

Just wondering if any of you have had a similar experience?

Thanks!

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Originally posted by Karen Bickford:

Hi Tom I bought a 2 family in Beverly. Gutted whole property and hope to be finished by September. I love the North Shore and plan on buying more 2-3 families. We should keep in touch Karen bickford

Hello Karen, Certainly! Much like yourself I have a lot of fixing up to finish up with this property. Didn't gut it though like you. I hope to do a lot of networking when I have some more time this fall. Tom

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Originally posted by Ann Bellamy:

Thomas, welcome to Bigger Pockets and congratulations on your first acquisition. There are many who buy multi's to hold. Long term, it's an excellent strategy.

I personally prefer NH because of the landlord laws, but if you manage property as a job, you already know exactly what you're getting into.

Hello Ann,

Thanks for the feedback. I have not ruled out NH as well. As I will be owner occupied for a while I did choose northsore MA as it is close to work. What parts of NH do you find yield a good return of investment and attract good tenants?

Tom

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Paul,

Thanks for the info! I'll be sure to check out those clubs.

Tom

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Hello all!

Newbie here and I just bought my first 4 family in Peabody. I am in the process of going through it and turning the units to maximize rent income. Lots of work but that's a story for another time!

I have a goal of getting another multifamily on the Northshore of MA in another 2 years. And hopefully another every 2 years until I have about 10 properties.

By trade I am in large residential real estate in property management and leasing.

Just looking to see if any others in the area have been able to have much success with a similar strategy.

Thanks!

Tom

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All Forum Posts by: Thomas Hickey

Thomas Hickey has started 34 posts and replied 299 times.

Post: Eviction for reonvations in MA?

Post: Eviction for reonvations in MA?

Post: Eviction for reonvations in MA?

Post: Eviction for reonvations in MA?

Post: Eviction for reonvations in MA?

Post: Bought First 4 family in Peabody MA!

Post: Bought First 4 family in Peabody MA!

Post: Bought First 4 family in Peabody MA!

Post: Bought First 4 family in Peabody MA!