All Forum Posts by: Tyson Luthy

A lot of this will depend on how your lease is worded. We build a lot of fees into our lease for violations - not so that we can make more money, but so that we can have more control over the tenant.

Regarding the smoking in the garage: I would take pictures of the cigarette butts or ashtrays, etc. and add a $35 lease violation charge to the tenants ledger asap.

Unauthorized tenants can be difficult to prove. Whenever we do inspections we document how many beds are in the home, and any other signs that there are more tenants in the home than are allowed on the lease.

Once you have documentation, I would charge the tenant for another lease violation.

If the tenant insists on the person staying, have them fill out an application (applicants should be paying for this as credit reports and your time to run apps aren't free). If they screen out well, then there shouldn't be any problems with them staying in the home. If you find any red flags, then hold to your lease.

I would be afraid of the $300 deposit. That's just not enough. I agree with most of the answers here - you'll want to keep the deposit up to at least a month's worth of rent.

However, I wouldn't be afraid of a property manager only inspecting a property every 6 months. That is adequate.

In my market, updates usually help to rent a unit faster, but not always for much more money.

@Jillian Johnson    We are currently using Propertyware. It's pretty robust and may do more than you need it to. This answer largely depends on your volume.

@John White    Wait until you close, then post a notice on every door. 

This is a great time to set expectations - and do not be afraid to mention money / rent payment. In fact I would recommend that you do.

For example:

"The owners of your building have contracted with _________ to manage this property on their behalf. Any questions or communication need to be through _______. We will be handling your maintenance calls and accepting your rent payments for the owner(s) effective, IMMEDIATELY.

• Please call or email us to update your contact information
• Rent is due on ______ and late after ________. Late fees are _____ of your rent and will be added to your account on the ______ of every month. Accounts unpaid are subject to eviction procedures and additional late fees.
  
• All maintenance items need to be made in writing. Please email __________ to make a request.
  

@Rich C.   Definitely keep the fee. And in my opinion, you should charge a lease initiation fee as well (or something similar). Switching out roommates causes you additional work, you should get paid for it. 

Yes, I agree with Lee. Our leases specify that any sort of pest control is the tenants responsibility. This is especially smart with a single family home.