All Forum Posts by: Account Closed

I don't understand what it is you are asking.  You supplied a background story but what is the problem?  Okay, the facts of their story keeps changing, so what - what do you think they are trying to "scam"?  Do they want you to replace the supposed burn out light bulb? 

Based on your posting, I really don't know what your tenants could be "setting you up for".  Not all individuals think or perceive situations alike. Maybe they have no understanding of electrical, they turned on a stove top burner and by coincidence the mother's light went out, so they concluded there is a connection.  As landlords we need to remove the emotions from the situation and look at the facts.  The facts will help you find to the cause so the problem can be resolved, if there is one.

I'm not an electrician, and I assume you're not either - since you didn't mention it. Most states have building codes where several appliances are on their own circuit, the stove being one of them. Typically, the refrigerator, stove, above stove microwave, dishwasher, HVAC, and water heater are on independent circuits, to name a few. Of course, depending on your home's age, it could fall under an older code. If the problem persists I suggest you speak with a electrician or have one look at the issue. You may be surprised to learn there is a connection and save your investment from a potential devastating faulty electrical issues. 

At the end of the day, the tenants may just have a misunderstanding and are fearful as a result. If you are abiding by your state's tenant-landlord laws and documenting everything, your mind should be at ease even if they are trying to set you up.  If you find yourself always assuming your tenants are "scammers", you'll only cause yourself undo stress and headaches.  If your cash flow can afford it, you may want to consider hiring a professional property manager.  Their small cost can be very valuable to both protecting your investment and improve your quality of life.

If you are working with an attorney that provided you lease templates, wouldn't your attorney be the best qualified to answer your question?  He or she should know the state requirements and what to include in the lease agreement to best protect you and your property without violating any tenant rights.  Some states, like Nevada, have state mandated forms that property management companies use.  Does your state have any such thing?

It is always good to ask the opinion of others to help guide us through new experiences.  Just remember, at the end of the day, whatever you decide - you are legally responsible.  You can pay your attorney a few dollars today and get a strong rental agreement today or try your luck using a template, go on the advise of others, and potentially pay your attorney a lot more money at a later date for getting it wrong.

Looking at your images, most of the highlighted issues are indicators of normal wear and tear. The chipped paint in the door frames, and wall or ceiling (can’t tell by the image), and the door frame dark markings don’t look like any deliberate actions by anyone. Either the paint is old, didn’t adhere to the undercoat, and/or the door itself is rubbing on the frame. I doubt your tenants purposely chipped the paint away.

One image reflects where someone may have bumped the door frame while carrying something through. Again, I would consider it normal wear and tear but that’s your choice to make.

Regarding the doors not locking. This one is a little tricky. Did they lock before the tenants moved in? Can you prove it? Why don’t they lock now? This generates a situation of their word against yours. Unless they admit to modifying the locks so they don’t properly work, you would need to prove the door handle locks were damaged/modified by the tenants’ direct actions. As interior doors, unless your state laws require them to be lockable, do you need to be concerned about making them lock?

The holes left behind, from nails/screws - possibly hanging something, and the required small drywall patch are the result of direct actions by the tenants. Also, the pencil markings on the door image is also the result of direct actions of the tenants or their guests. These types of issues are typically the responsibility of the tenant and the repair/cleaning costs would be deducted from the security deposit. You also have to be smart with your actions.  If the pencil markings on the door can be washed away, you can't charge them to repaint or replace the door.

Your tenant may not have “tried to cover up stuff with paint”, maybe they were trying to do their part and fix their mishaps, maybe not.

You mentioned this is your first time dealing with a move-out and processing the security deposit. In my experience, this is all very minor. I, and others, can share some costly nightmare repairs due to tenants. If this is the worst of your first experience, be thankful.  Most important, always abide by your state laws when it comes to the security deposit.

Whether or not to allow pets during tenancy has always been a concern for landlords.  With over 68% of households having a pet, it can seriously increase your vacancy rate by not allowing pets, but can also increase repair expenses as a result of allowing pets.  We turn to our own limited experiences and knowledge to make these type of decisions and when we turn to others, we typically hear all the negative stories without looking at the whole picture. A survey on the matter, by Firepaw, Inc., reported "the biggest differences in damage from tenants with pets and those without was under $40, with an average for $323 in damage for tenants without pets and average of $362 for tenants with pets." Granted, individual results may vary.

You mentioned that your contact already allows for "1 pet under 25 lbs", which doesn't stipulate the type or breed of pet. You also spoke highly of your tenants and they respectfully came to you about their interest in adopting a kitten, very commendable for tenants. As landlords we don't want to overlook the value in a good tenant.  

It is standard practice to require a refundable/non-refundable pet deposit.  Some landlords even have a per pet deposit.  This, along with your standard security deposit, typically covers the damages that may be caused by the tenants and their pets.  If you require the tenants to have Renter's Insurance (with pet coverage), this is beneficial to both you and the tenants. They should be able claim any excess pet damage repairs on their insurance.  Also, when tenants pay out a significant pet deposit, they are more likely to work harder at preventing any pet damage to get their money back.

Another way to help ease your concern is to charge a small monthly pet rent in addition to the deposit.  A small monthly rate of $20 - $25 per month pet rent would bring in an additional $240 - $300 annual income.

I don't know of any exemptions for terminating a lease early due to Covid.  All I have heard of is on the other end, a moratorium on evictions - which recently ended on the national level but some individual states have extended the eviction moratorium.

A lease is a contract and unless there is a clause in your lease allowing you to terminate early due to a national, or global, pandemic, you are bound by your lease.  Even the eviction moratorium doesn't relieve tenants from owing rents, it only postpones the eviction process on those that don't pay their rents.  

Unless your state's tenant-landlord laws state differently, you are bound by your lease to its fruition.  Have a conversation with your landlord.  He or she may understand and allow you to break your lease, although doubtful as vacancies cost landlords money.  You may have to pay a penalty, or pay rent for the months the property is vacant (during the remainder of your lease term) until the date the landlord gets a new tenant. 

It's unfortunate you lost your job, as so many have, as a result of the pandemic.  It is difficult for anyone to stay financially stable after losing a job - for any reason.  Leases, or any other contracts such as a car loans, are still the responsibility of the contracted parties. November is only a few months away. Is it worth rocking the boat now?

In my experience, during this Covid pandemic I have had no problem getting properties rented.  The process is different, showings, etc., trying to keep social distancing and proper safety and sanitation, but I'm still getting multiple applications on each property available.  I'm in the Las Vegas area so your area may be different.

Standard improvements/repairs are necessary to maintain the property.  Paint helps protect both the interior and exterior walls, chipped or flaking paint can allow elements into the wall to cause damage.  Badly stained floor coverings can keep potential tenants from applying, resulting in longer vacancies. 

What are you wanting to improve?  Will the improvement increase the rent rate?  If so, by how much and how long before you get the full turn on cost of the improvements?  If your goal is to increase the property value, what good does that do you now, unless your going to sell it or plan to utilize the higher equity value for another investment.  Keep in mind, any improvements made today will depreciate over time and may not bring the expected higher home value later.

Real estate typically appreciates over time on its own, unless it isn't properly maintained.  I would make any necessary repairs and upgrades to maintain the property.  Personally I wouldn't worry about making improvements to the property, for the benefit of increasing its value, until you decide to sell the house. When you decide, talk to a REALTOR® in your area that can help you understand what improvements will increase your property value and which areas you'll be wasting your money.

You have listed a few unrelated issues.  First the water issue.  I wonder what benefit does the tenant have by "faking" water issues.  Just because a plumbing issue isn't there today doesn't mean it won't be there tomorrow.  Maybe the shower drain became loose as a result of handling the plumbing from the tub issue. Maybe it was there at the same time but wasn't discovered.  Maybe the plumber just guessed at the cause and it has nothing to do with plumbing.

Water flows in the easiest path it can find. I once had a water problem that formed in the ceiling and wall of a living room. It was finally discovered that external water was coming from a rotted attic vent over twelve feet away. The water was running along the wall's interior framing, and there was no exterior evidence until the water pooled in the upper corner of the living room and continued down the wall.

You mentioned reported wetness after a rain.  This should concern you. Okay, you and a friend tried to inspect and re-create the problem using a hose.  But if your not watering the exact problem area, your efforts are futile. You may have a leak problem other than, or in addition to, a plumbing problem. I suggest having a contractor take a look to find the culprit of the leak before it becomes a much larger, costlier problem.   

Onto the carpet.  Damage to your property as a result of the tenants and/or their pet(s), the repair is the tenant's expense. If you decide to seam the carpet to repair the damaged area from the water, that's a cost effective choice. If you replace the carpet, are you going to let the tenant pick it out too?  I'm sure any tenant would be interested in buying the property they rent if the landlord replaces, updates, everything within the home before buying.

The ex-husband.  It sounds as though the tenant has violated the lease by allowing the ex-husband to live on the property as a tenant.  You have a few options.  One, ignore it, but not my first choice. Two, have the ex-husband provide an application with appropriate fees, run the application so you know who is living on your property, and add the ex-husband to the lease. Three, enforce that the ex-husband vacate the premises or evict the tenants for violating the lease, although if you know the ex-husband has been there for 2 years or more and evicting now may cause an issue during the eviction.

I highly suggest you get the water issue professionally looked at, someone other than a plumber, or in addition to, as it may not be a plumbing problem.  Repair the carpet or replace it.  Decide whether or not the tenants are good tenants and worth keeping.  Determine if you want to add the ex-husband to the lease or evict them for violating the lease.  At the end of the day all the decisions are yours to make.

Managing rental properties is tough, it’s time-consuming, and often comes at a considerable cost in terms of stress and heartache. If you’re not getting satisfaction providing hands-on management, you may also want to consider hiring a professional property manager. 

Any one of us can suggest a platform that works for us but that doesn't mean it will fit your needs. Each landlord, or real estate investor, has different goals.  The individual goal determines the needs, or tools, to reach the goal.  To answer your question, first you need to outline what your goals are and what tools you need or want, including looking forward at future growth, if applicable.  Do you need to record maintenance issues, vendor contacts, applicants, process credit & background checks, etc.  Do you need the app to work on mobile devices? Will the app grow with your profile? 

If you only need a way for your tenant to pay rent electronically, they could just send the funds electronically from their bank account into your bank account.  Otherwise, you will need to spend some time researching the different apps to see what each offer and whether or not they meet your needs.  Also, reading the product reviews will provide insights into the pros and cons of the app so you can make a more informed decision. 

I think it's great that you're going through this effort in considering accommodating your tenant.  First, and foremost, you need to consider how this affects you personally.  I am sure you have your shed and basement storage organized to your needs and usefulness.  How inconvenient will it be for you to have to move things around, shed vs. basement, and how much more will the inconvenience be when you need to access something in either place.  Additionally, if the tenant's bike is in the shed, how big will the inconvenience be having to work around it to get to your personal belongings, if you can even reach your stuff? Is there a possibility that the bike could be damaged in the shed while your trying to work around it?  Are you willing to take the risk and will your insurance cover any damages claimed by tenant?

The tenant has every right to purchase whatever his or her heart desires without your permission.  The problem is the storage.  If a tenant makes a personal purchase that requires additional storage outside of the lease agreement, then it is the tenant's responsibility to find an alternate solution.  You are not obligate by any means to modify your personal space to accommodate the tenant. Will you consider cleaning out your garage if the tenant later buys a boat or camper and needs to store it?

Again, kudos to your efforts and being an empathetic landlord. Based on the impression I got from your posting, the tenant's bike storage is a considerable inconvenience to you.  If you and your tenant cannot come up with a mutual storage accommodation then the tenant needs to find a way to store their personal belonging elsewhere.

As Property Managers we sometimes find ourselves making decisions on emotions and not just the facts.  Typically the lease clause for non-smoking states something to the effect .... not be permitted in or about the Premises... which includes common areas such as the porch and grounds.

It's commendable you want to give the applicant a chance. Due to the applicant being a smoker, the lack of disclosing the arrest in January, a fairly recent event, and that you have a long-term tenant you want to keep, all confuses me as to why your considering renting to the applicant.  

Take the emotions out of the equation.  Based on the facts alone I would not rent to this applicant.  I am sure you will find a better qualified applicant, which will be better for you and your current long-term tenant.