All Forum Posts by: Walt Dockery

Unless you have high security locks (Abloy protec, bilock etc.) which 99% of people do not, keys can be readily copied anyway so whether they kept a key or not is irrelevant to whether you change the locks IMO.  As @Randy E. said, either you change the locks between tenants or you don't.  Personally, I don't like the idea of random people potentially having keys, but I'm OCD about security and key control (most people aren't).

One potential option going forward is kwikset smartkey, which can be easily be rekeyed yourself between tenants.  Kwikset smartkey is a crappy lock with poor security that I would never have on my personal residence, but for a rental they make sense.  Same for most of the keypad locks, most are not very good but are probably good enough for a rental (i.e. as good as the crappy locks on most residences).      

Do it yourself pest control https://www.doyourownpestcontrol.com/index.html is great.

They have recommended products for each pest on their website, and if you are still unsure call and ask them.  They have a whole writeup on roaches https://www.doyourownpestcontrol.com/roaches.htm, and german roaches specifically https://www.doyourownpestcontrol.com/german.htm 

This makes sense.  

 I think you can document you did everything within reason - i.e. you had it professionally treated prior to move in, you had it professionally treated again when they complained of a problem, and you attempted to follow up professional treatment but tenant would not cooperate. 

I would definitely not refund June, and would treat security deposit as normal (use for actual damages).  I don't think I would pursue beyond that, but arguably that is being generous as they are breaking the lease.

Thanks.  The market is pretty strong, and I have had a high level of interest.  The reason for listing now vs. waiting is, in my limited experience (mostly listing the same property last year), it seems the most qualified tenants don't wait until the last minute to look.  i.e. IME if someone has an existing lease coming up and wants to move in early August, they're not gonna wait til July 31 to look.  I can easily afford to eat a month of vacancy, but don't see why I would do that if I can get a qualified renter lined up with no vacancy or only a few days vacancy.

Existing tenant has been a great tenant, great communication, great credit, keeps the place well kept, paid on time every month etc.  I don't see it as likely she would squat post her lease end July 31, but I guess anything is possible.  I did a walk through prior to listing so I am up to speed on the condition and it's essentially move in ready, I will have it professionally cleaned prior to turnover and there's one discretionary thing I might have done.  I have had great cooperation from this tenant any time I need to get a contractor in so I do not anticipate problems addressing any unforeseen repairs that come up (and again, I just walked through the house last week). 

Main reason I am asking is I re-read the ultimate guide to renting your house https://www.biggerpockets.com/renewsblog/2013/01/0... and it mentions a deposit to hold agreement, but it doesn't discuss the pros/cons of doing that vs. just signing the lease.  At what point do you take a deposit to hold and sign a deposit to hold agreement, vs. just sign a lease?  

Fwiw the new applicant also has some flexibility on time, they do not have to move in Aug 1 ... I supposed I should not have said lease "obviously beginning Aug 1" in my OP, I mean't Aug 1 or after.  I could leave a few days breathing room if I don't think the two can cooperate in giving me time to have it professionally deep cleaned either July 31 or Aug 1, that is something I will discuss w/ both before signing anything.

anybody?

With the low cost and simplicity of easily portable wireless alarm systems now I would just let the tenant get their own if they want one.  Some people like alarms, others don't, it's very hard for me to see getting an extra $50/mo of value out of it on a $1200/mo rental.  

I apologize if this has been asked and answered already.  I searched and didn't find a response to this particular question.

I have an existing tenant who's lease expires July 31, and she will be moving out.  I have recently begun marketing property with availability August 1.  Funds to move in are first and last months rent plus a security deposit.  My question is, if I line up a qualified tenant now (or soon):

Do I have them sign a lease now (for a lease term obviously beginning Aug 1) 

or 

Do we sign a deposit to hold agreement now, then sign the lease Aug 1 when they move in, hand over keys, and provide first and last month rent via certified funds.

In either case I plan to take a deposit to hold now that would roll into their security deposit.

Obviously the above assumes their application, credit check etc. all checks out.    

The link to the .pdf is broken

Damn, lots of tree haters in this thread.  I like mature trees, if the tree was healthy I'd try to keep it.  Mature vegetation is considered a selling point in my area.