All Forum Posts by: Wendy Fate

Still using Avail.  Still frustrated with it's limitations for a Mid Term Rentals.  Curious if any Medium Term Rental investors have found a good solution.  

More than a few guests have had issues using Avail.  No one answers the phone of the weekends, which is often when I might be trying to get a lease signed.  I'm not sure that the tenant side is very user friendly.

Wondering if any of the newer sites have made things a little easier for the guest.

Quote from @Nathan Gesner:

It still doesn't make sense. Is this a househack, as in there is one living space shared by multiple different renters? Or is it a multi-family and each renter has their own private space?

If it's shared space, I wouldn't allow any children. It's irresponsible to place young children in the same living space as strangers. Personally, I wouldn't even mix male and female in a shared living space because of the potential problems.

 I'm sorry, I know it's really complicated,  Nathan.  We all have our own locked space from the others, but it is still just a house with locked doors separating each space.  Unlike a condo or apartment, there is little soundproofing and you can hear between upstairs and the basement.  It's a bit delicate and I have to discuss this in depth with each prospect before inviting to apply.  For instance, I never put young children upstairs because the basement guest would hear them running through the house. I was okay with the children in the basement, as long as they had adult supervision to keep the noise down in the evening for the upstairs guest who has to be up at early.  

It is a delicate thing and not the usual situation.  It's our home and we turn down more people than we accept.  We have been able to provide a safe, comfortable place for many who happen to fit with the current guest arrangements.  But if I accept an application based on certain requirements that they agreed to, they need to still meet those requirements to stay here.  She asked to change the signed and final lease from 3 months to one month, for 4 people instead of 5. I had her booked for over a month and was holding the place for her.  She likely found another place and really just wanted out of her lease early.  I am flexible enough to try and find a replacement and let her out of it, but there is the fact that she signed a lease and locked up my place when others were still inquiring and turned away.  I just asked for a few days to put the listing back up and replace the revenue.  She presented one way, switched the agreement last minute and said to me, "What should we do?", meaning please let me out of my lease and refund my money because I know you won't be comfortable with this arrangement.  I did not deny her.  I actually tried to work with her.  I am still interviewing to find a new guest.  As you can imagine, it takes awhile.  I mostly just wanted to connect with other STFR, house hackers specifically, to see how they deal with this.  We have mostly had good experiences with travel nurses.  We have created a safe space for many traveling alone.  They all appreciate the care we take in matching other guests to give every the best possible experience.  

I appreciate your feedback and input in the conversation.  It's how we all learn.  Thanks, again.

Quote from @Matt Devincenzo:

The devil's in the details...

My comment still stands re: my perspective on the issue. But the fact that this is actually a part of your residence and not even a truly separate unit on the property changes the dynamic. You're correct that you can make decisions that could even violate fair housing since it is your property. That said you cannot advertise a criteria that is in violation of fair housing. So just make sure you're complying with that so you don't get a violation inadvertantly.

Overall it seems like a one off event that is unlikely to occur again, but hopefully you can better prepare if it does. I'd personally still allow for the parent to be responsible to decide how they address this situation, but I also wouldn't rent part of my home so my perspective is different.

 Thanks, Matt.  I appreciate it!

Quote from @Nathan Gesner:

I don't recall any law that gives a Landlord the right to dictate how someone raises their children. Even if you had a written rule in the lease agreement, I doubt it would ever stand up in court.

If you think the children are in danger, report it to Family Services and let them investigate.

 Thank you, Nathan.  I don't think I gave a clear picture here.  I was meaning to connect with others who deal with STF, but more specifically House Hacking, I guess.  It really is a different situation, altogether.  Also, I did not deny her.  She came to me wanting out of the lease.  She asked to switch it to a 1 month lease, instead of 3 months after having signed a final lease agreement for 3 months with 5 people.  Now, she was only bringing 4 and wanted me to change it for her.  When I asked if the 18 yo was still coming, she said no and asked ME what should we do.  I offered to do everything I can to get another tenant in there and refund her money, which I did, without another tenant.  It is not as simple as you letting a parent decide how to parent when you have other guests in the same house. Even though they have separate spaces, they have to agree to certain house rules, or don't sign a lease and don't stay here.  This is not a good fit for everyone and they are given all of the details up front.  

Quote from @Malkia Ra:

Quote from @Wendy Fate:

Quote from @Malkia Ra:

I find it interesting that she put an 18 year old on the lease, but the day before arriving mentioned the 18 year old would not be there, and later revealed that she's "been doing this for a while now."  Sounds like confessions of a professional scammer to me.

When it comes to house-hacking, I personally feel whatever you want the rules to be in your home, it should be.  And always ALWAYS make them clear in your rental contract.  Verbal conversations mean nothing; people tell you what you want to hear and manipulate very well.  With nothing in writing, it's like those conversations never happened.  I learned this the hard way.

But I learned.

And yes, the Fair Housing rules differ for house-hackers.  Way more flexibility... you can get as picky as you want. (but do your research, please)

Yes!  Thank you, @Malkia Ra. I don't think traditional investors understand this.  If they have not house hacked, they don't get it.  

I started off as a house-hacker, so I certainly get it.  Remember, always put it in writing.  In fact, every line item of my contracts require the tenant's initials, confirming they've read and understood each and every one of the terms, and I don't waver.  I would much rather wait for the tenant who is comfortable with my terms, no matter how long it takes to find them, rather than relax my boundaries and accept a tenant that could potentially be problematic or make me feel uneasy.

And regarding Fair Housing rules and regulations, here's a link you may find helpful:  https://www.hud.gov/program_offices/fair_housing_equal_opp/fair_housing_act_overview#:~:text=The%20Fair%20Housing%20Act%20covers,that%20limit%20occupancy%20to%20members.

 Thank you, again!

Quote from @Joe S.:

Wow just wow. You didn’t rent it to the lady, but you’re still not gonna give her her money back until you fill it with someone else?? 

 I should have been more clear.  She actually came to me wanting out of the lease.  She first asked to change the "signed and final" 3 month lease to a one month lease and make it for 4 people instead of 5.  When I questioned if the 18 yo was still coming, she said no and asked me  "What should we do??"  I said I would do everything possible to find another tenant and let her out of the lease.  I thought that was a courtesy.   I did give her money back, but it was essentially her choice to back out and that left me trying to fill the space last minute. 

Quote from @Malkia Ra:

I find it interesting that she put an 18 year old on the lease, but the day before arriving mentioned the 18 year old would not be there, and later revealed that she's "been doing this for a while now."  Sounds like confessions of a professional scammer to me.

When it comes to house-hacking, I personally feel whatever you want the rules to be in your home, it should be.  And always ALWAYS make them clear in your rental contract.  Verbal conversations mean nothing; people tell you what you want to hear and manipulate very well.  With nothing in writing, it's like those conversations never happened.  I learned this the hard way.

But I learned.

And yes, the Fair Housing rules differ for house-hackers.  Way more flexibility... you can get as picky as you want. (but do your research, please)

Yes!  Thank you, @Malkia Ra. I don't think traditional investors understand this.  If they have not house hacked, they don't get it.  

Quote from @James Wise:

Quote from @Wendy Fate:

Have you ever had a travel nurse who wants to leave her children unattended in your furnished rental overnight for a 13 hr shift?  I was told that they were bringing their 18 y.o. daughter to watch her 3 younger brothers, ages 5, 12 & 16.  She signed a lease for 5 people, listed them all on the application, but showed up without the 18 y.o. and said she would not be coming.  

I only agreed to let them apply based on the fact that an adult would be with the children and they would not be unattended in my space.  She claims that the lease says nothing about the children being left alone, which is true, however I was very clear in the phone interview that I would only agree if the 18 y.o. was supervising. She argues that 16 is legal age to babysit and I did not list it as a house rule. Also true.  I didn't think I needed to state that children cannot be left alone.  After all, she seemed to understand this based on the fact that she was bringing someone to watch them while she is away at work.  It now appears that this is what she does and was all just a strategy to get into a place.  I think I am dealing with a professional.  It is very likely the daughter was never coming to begin with.  She says she has been doing this for a while now without any issues, and that she always leaves the 5 and 12 y.o. with their 16 y.o. brother.  

She only told me the 18 y.o. was not coming the day before she was to move in, to which I said I was not comfortable with that.  I am trying to fill the space and let her out of the lease.  I have returned her deposit to her and will refund the full month's rent as soon as I fill the space, hopefully today.  I feel that was very fair. 

Lesson learned, I guess.  She is still blowing up my phone saying she needs her money back now, that she never moved into the place and it was not in writing that her children could not stay home alone.  She found somewhere else to stay, so that's not the issue.  I am happy to return her money, even though she signed a lease under certain terms that she presented herself as having childcare.

Am I being unreasonable? I feel that it is a huge liability she is asking me to carry.  She can leave her children home alone in her own home if she wants, but not in my fully furnished vacation rental.  What if there is an accident and they need medical attention or the 16 y.o. can't get his little brothers to listen to him and they trash the place or stay up all night making noise for the guest upstairs, or worse, they try to cook and burn down the place with other people in it?  We have smart TV's in every room with Wifi and access to any content they want. I would be worried about this as a parent. I guess we are not a good fit for families if they do not have childcare. New policy.  I will be sure to list that in the lease next time and not just discuss it verbally.

I hope that helps someone who may end up in a similar situation.  This was a new one for me.

Collect the rent and repair stuff when it's broke...That's the job. What you're doing, isn't the job of a landlord. Do the job, not this.

You're right, James. The deposit should cover any damage. It's just not a great situation for my other guests. Not something I would do to them. That would not be fair. It's a little different than traditional rentals. With house hacking and more of a boarder situation, it actually is your job to screen for these things. Not so simple.

Quote from @Mohammed Rahman:

@Wendy Fate - once a property is rented... the landlord is not liable for the tenant's negligence (unless caused by the landlord, e.g. a broken stair step). My opinion (like most others) is that you shouldn't have been involved in this conversation from the start, but I do understand where your concern comes from as they're living in *your* unit. 

I appreciate your feedback. I don't think most investors really understand what I'm talking about unless you have house hacked with a boarder type situation.  It actually is 100% my responsibility to have that conversation. It is literally my job to screen for guests who will fit well with the other guests. If you place someone who works night shift above someone who works day shift, they will be up all night on their nights off and will keep the other guests awake. Things I have to consider when screening callers. What they might do in their own home may or may not work in this setting and most people don't stay here if it's a problem and they need more autonomy or privacy. It's like matching dorm roommates. Not like other rental situations. 

Quote from @Bruce Woodruff:

I agree with @Wendy Fate Something about this is not right. She did the right thing (assuming the money was immediately returned).

A quick search showed that legally, a 16 yr old can watch his/her siblings for 8 hrs at a time, but only 8 hrs. To do the 13 hr shift we're talking about here would require the daughter to be an adult, or 18 yrs old.

I would never rent to travelling nurses in any case, but if you continue to do so, Wendy, I would definitely change your lease so that the wording reflects your desires for the property.

Wow, thank you so much Bruce. That is good to know. I try to be up front with every prospect and explain the housing situation.  They all appreciate the care I take in screening for a good fit because it means I will do the same thing for them when choosing the next guest to live above or below them. It probably would have been a struggle,  even if the 18 yo did come, but I was empathetic to her situation and wanted to see if we could make it work. I will be more careful from now on. We can't accommodate everyone, sadly.  We are quite limited,  but we have always been able to make the guests happy and comfortable that do stay. I appreciate your feedback. Thanks again.