TheLPA.com forum postings

Need to evict ex-girlfriend

I have a very ugly situation. I moved my ex-girlfriend in my condo and things have been awful. She has no written lease. Our agreement was that she would pay half my mortgage and pay for the cable/internet bill. Well things have now gone extremely sour now and I want her out immediately. She has been VERY disrespectful to me, my daughter and condo on numerous occasions. I have not gotten any money from her for November. I asked her to leave nicely. I even asked her how much time she needs. She said she will leave when she leaves. I want her out immediately. To my understand in florida I can just give 3 days notice and then file for eviction. I already verbally told her I need her of my condo ASAP and that was more than 3 days ago. She has very easy access to a lawyer at where she works. This lawyer helped her out before for little or no cost. She makes more money than me so it is possible she would be able to financially fight it stronger than me if we go court. My concern also is whenever she does leave she is going have no regard to my personal belongs and my condo when leaving and might damage stuff (especially my dry wall and electronics). Please advise me on how I can get her out ASAP. My daughter and I are not comfortable with her in our small 2 bedroom condo any longer. This is not a scenario that I want my daughter to have to bare.

Section 8 Tenant and HRO

Did an extensive remodel on a duplex. New kitchen, new bath, paint, etc. Moved in Section 8 tenant on 7/1/2009, lease runs through 7/31/2010. First month was emergency assistance, next month started section 8. She has a good criminal background.
She starts complaining right away, about frivolous stuff. Even called out to the section 8 inspector a few things that he ignored as it wasnt part of the inspection. Like basement floor in common area uneven, she didnt like the way the porch smelled. The unit has been passing Section 8 inspections for 6 years.
Complained about her bedroom set didnt fit in bedroom, bathroom door didnt fit right (yes it does, and has since 1920), me using her 2 yd dumpster (I pay the bill and use it for my rehabs too), complained she had to wait for Sec 8 inspector. She had other things to do. Porch floor wasnt level, grass wasnt cut, grass that was cut wasnt raked, Washer didnt work (it works if you put $1.50 in it).
Could never even get her rent when it was due. When she called me to pick up the rent, which I like do to get a brief inspection of the property, always needed a ride to get a money order.
So, I am looking for a way to evict this tenant. I come over to fix a broken screen door handle (yep, section 8), and I notice a cat and someone sleeping in the basement. This is where I have coin-op equipment, water heaters, two furnaces, etc. I spoke to her 14 yr old daughter and she said the cat was hers. I get a nasty message about talking to her daughter.
After I left, I returned a couple of days later to get a picture of the cat. The person sleeping had the couch and TV removed, but I got a picture of the cat. I get another nasty message about the coming over to take pictures. Dont forget, this is in the area of my coin-op equipment, i.e. the common area of the duplex.
Then it gets interesting
I get a call from the cops that I was harassing this woman. All totally false stuff, otherwise I would probably be in jail today. I get a harassment restraining order served on me, cant go on the property. Remember, this is a duplex, I have other responsibilities there. I cant even use my dumpster.
So, to make a long story short, we agreed she dismisses the restraining order, and gets out by 12:01 10/31. Less than a week away. Faster than an eviction, and I am rid of her.
I signed the Section 8 lease Termination, with a 12:01 PM deadline and dropped it off at Sec 8. I never received, to this day, the document executed by her. Sec 8 office says I dont need it signed by her, she is out of the unit. But I would doubt that they would defend me if she comes back when I have new tenants and says I locked her out and she still has a lease.
She didnt get out of the unit until 6 PM that night. She called to let me know she was out. I went to the unit that evening, took pictures of the stuff that was remaining. I went back again 2 days later, and more stuff was gone. So, she was there well after the 12:01 PM deadline.
So, I have filed eviction for November Rent as I still do not have a signed lease termination, and even if I did, she violated it. The unit is vacant, but legally I do not have possession of the property without the executed document.
I am no longer renting to Section 8. I can lower my rent by $100 and have a waiting list or regular people.
What do you folks think?

Looking to start.

TO start, this site has a lot of great info. I do not own any properties yet, however I am looking for a good "starter".
I have been a tenant of an apartment for over 2 years, and through conversation with my landlord, i have learned alot about being a landlord.

I want to start small and simple with a low priced place and use it as a learning tool for about a year. What has really struck my interest is mobile homes. They sell quite cheaply around here, and on average rent for 450-575 per month. I could easly pick up a fairly new one for about 15-20k that is already set up and ready to move in.

Does anyone have any tips, opinions? or other suggestions?

LPA Lease

Can anyone tell me what I am supposed to fill in Section 44?

Where it says: "The following exhibit has been made a part of this agreement before the parties' execution hereof:" _______________________

Heaters and coolers

Our units have swamp coolers. In order to use the heater the cooler has to be shut down. It is a one or the other system. We had a new tenant move in on the 1st. We switched from cooling to heating for her the day before she moved in. She just asked if we could hook the cooler back up for a bit. It is 70s during the day and 40s at night right now. We paid $20 to have the coolers winterized. Any advice on what to tell her? Should we switch it back or leave it as is?

Maintenance and add ons...

My tennants are starting to maintenance me to death with little things. My lease states anything under 25$ is their responsibility. I have yet to stick to this and have fixed several little things under $25.00. (kept the receipts though)Now, they want a automatic garage door opener. They knew it didn't have one prior to move in. I would like to have one too added on the home. How should I go about this add on? Charge them/don't charge them anything?!?!

Thanks so much for all advice...!!!

Repair and Deduct remedy

http://www.dca.ca.gov/publications/landlordbook/repairs.shtml
tenant expects landlord to pay for mold tests if requested by him at a cost of $200-400 based on CA DCA law above. Landlord has made attempts to remedy the problem but visual inspections and moisture testing by multiple contractors (including mold/moisture experts) cannot find problem or mold. CA DCA did not comment!

Removal of a vicious dog from rental property

How would I word a letter of notice to ask for the removal of a mean and dangerous dog from my property? It is stated in the lease that I have the right to ask for the removal if the stated terms are not being met. This dog and one of the tenants other dogs both approached me very viciously the other day and other neighbors have mentioned the same kind of behavior at them also. I have had a conversation several times with the tenants and no movement has been made and even some defensive language was thown at me. I told them I was going to write a letter asking for that so I am looking for some help in how to fairly professionally write this notice. Can anyone help me with this.? Thanks.

Holding Apartment Question

I had an add in newspaper to rent apartment. The first couple that came said they wanted it. They gave me a deposit and application fee. She said she would mail the application back to me filled out. A few days later she said she did not have time, would do it in a couple of days. I waited and received it yesterday.

This morning, just ready to put application through background check service and I get a call now a week later they changed their minds and want their money back. They said they found something closer to work. I have held the apartment for them, and now a week has gone by and lost advertising.

Is it possible to charge a fee or part of the deposit after a certain amount of time has gone by and perspective tenants have changed their minds? And if so what would most LL's consider reasonable or what would be lawful?

Cleaning Charges

FIRST TIME LANDLORD!!! I had a tenant move out Sept. 20th w/o a written notice on a 6 month lease which ran out Oct. 31, 09. No rent was collected for Sept or Oct. plus late fees. Later I found out that they never paid a water/garbage bill since the first month either. Which will be applied to my taxes at the end of the year if they don't pay it. They never cleaned the house at all and the appliances and walls were a mess. I did take pictures. I found the settlement charges Guide at LPA, but I'm wondering how affective it will be in court since the amount is $900.00? Is this the right one to use or is there another? Also, how do I collect after the judgement, from deadbeats who live off the state and only have a vehicle? I can't keep track of them either.

THANK YOU VERY MUCH FOR YOUR TIME AND INFO!!!

Rent and Security Deposit

I subletted my apartment until the end of November. When I went to pick up November rent on Oct 31st, the tenant had left me a notice stating that since she did not believe she would get her security deposit back, she wanted it applied to November rent. (She believes I have spent her deposit because I said I wanted to walk through the apt after she left, and would not write her a check immediately when she turned in her keys). Can she request this on a days notice? If I take her to small claims court for the rent, will I have to return her security deposit?

Giving Bad Advice

I am a LL and read the forums every 4-5 days to see what people are saying. I came across a post where a LL wanted to know if they could accept rent from someone that they were otherwise evicting for a noncompliance violation other than non-payment of rent. One person said do not take the rent payment. Then another person who claims to be a LL said' "If they offer rent, you should accept it -- rent is not the subject of your suit. Your eviction suit is for non-performance under the contract."

The second person is absolutely wrong... at lease he or she is in my state. And I'm willing to bet the same is true in his or her state also because it's makes no sense at all to accept rent (unless it's back rent) from a tenant you're evicting. Laws are supposed to be sensible.

I think you should be more careful and actually know the laws before you give advice.

Electric Stove

There is an electric stove in my rental property and everything works except for the digital reading regarding the temperature of the oven. You can see some of the digits but not all of them.

My tenant is wanting me to get another stove and I don't think that I need to get another stove because there's nothing wrong with the stove that's there, other than the digit numbers. It'll cost me just as much to repair the digit lighting than it would to purchase a new or used stove.

What's your thought on this? My thought is that any cook should know when food is done in the stove and it shouldn't be a big deal. The tenant is real nickpicky but yet she can never seem to pay her rent ontime and I have to charge her late fees.

Tenant Won't Pay Rent after Judgment

The MA court, in early October, ordered the tenant to leave the apartment by 12/15/09, with a judjment of $5500 to the landlord, plus a full tank of heating oil. It is now early November, and she has not paid any judjment money, nor has she paid November, 2009, rent. Is there any recourse other than hiring a lawyer? There is no lease, she is a tenant-at-will. Not sure what the next step should be.

getting a non-lease holding tresspasser to leave

My Father was ill and my brother who was out of a job came to be the "care giver" My brother was given a place to live, a car to drive and household expences for his time. When my Father passes 4 years ago the home was left to my sister and me. Our brother has stayed in our family home NOT paid any of the up keep or taxes. I have turned the power off in my name and "held" the account so that he may not have service. I have given him a lease that he will not sign and will not leave. I have started formal evicion. How can he stay? thanks

eviction : month to month?

If I rent to a tenant on a month to month basis, is it hard still, to evict if need be?

Playground Liability

Am I liable if my tenants children are injured while playing on my childs play area? I own a duplex in Ohio, and live in one side. We have a jungle-gym type toy in the back yard. It is fenced in with a gate. I dont really care if other kids play out there, but I do not want to be watching someone elses kids or be responsible for an injury that might happen if one should fall off of the toy. Should I simply state on the lease that the back yard is off limits? Many thanks, Josh

Are you legally protected with a lease?

This February, by Mother passed away, leaving us with some rental property that she had for over 25 years.
We now have a tenent who we rented to this April and has not paid rent since August, and that was only 1/2 what we should have recieved.
They requested that we replace the refrigerator due to some disrepair and we did so. Then they requested we fix washing machine /dryer and because they refused to work with us in getting a repair guy in and then waited for weeks for parts,etc. They began claiming we had broken the lease by not supplying the washing machine/dryer unit.
Even though we were making every attempt to repair, they became hostile.
Then, one of the gals falls down the stairs (she slipped break her leg) and now she is going after the insurance.
My question is, can she sue us personally, and should I start taking action to protect my personal property (home, car etc.)for fear she can take it all away?
I feel this woman caused her own accident and is a gold digger.
The Lease cleary states under "Liability"; Damage or injury to resident or his/her property:Management is NOT responsible for any damage or injury that is done to resident or his/her property, guests or their property that was NOT caused by Management.
I just don't trust her and am very concerned!
What should I do?
respectfully,
D

Entering Rental Property

Good morning all. I have a rental property that is being taken care of by a property management company. Is it ok for me to do a walk through every couple months or so to see if the house is being taken care of? Of course, I need to call the property manager to let him know.

Judgment in Bankruptcy

I previously posted on this forum in the past. I had a tenant's default judgement go in their bankruptcy filing. It was for unpaid rent, and damages. I also was working with the tenant who was sort of harassing to me telling me she was filing counterclaims against me if I didn't drop my claim, and threatening that action. I am filing an objection to the discharge and claiming that this tenant harassed me the entire time during the lawsuit. Any recommendations on how I should proceed?

Security Deposit and Escrow

How do I figure out if I was paid the correct amount back for my Security Deposit with the escrow? in 9 years 107 months the Escrow on my Security deposit per the landlord was only $93.03. is there a certain % in the state of PA for Escrow accounts for security Deposits

I was in the rental for 21 years and the first 147 months I was under a different Landlord. per his notice when he sold the home to the current landlord my Escrow in the 147 months earned 333.05 in Escrow plus my Security Deposit.

It took this landlord over two months to even get this amount to me. I vacated with the notice in writing on Aug 31st . I just received my check back to day Nov 4.

feedback

I have a tenant(6 mo lease, auto-revert to m2m after that signed 2003) who wanted me to change the locks since his sister(additional tenant but not the lease holder) moved out. He didn't want to sign a new lease so I told him we'd do an addendum to the lease removing her, & stated in it that if he wanted to move anyone else in they'd have to fill out app, meet our qualifications, & that his rent MAY increase. He got a little aggravated over that, but I told him without his signature releasing her, I couldn't change the locks because she had the legal right to reside there according to the lease. He finally did sign it after about 10 min. He then proceeded to say you can't ever raise my rent again, my lease says XXX amt. I told him it's normal procedure to raise rent once a yr cause property taxes, insurance & water bills increase yearly & that a 30 day written notice was all that was required if I wanted to raise his rent or if I wanted him to move. What really got his goat was when I offered to print the law out re: rent increases & notices to vacates, so he could read it for himself. He's not a bad tenant but he has a PITA bout about once a year.

Anyone have any further suggestions or maybe handling the situation a different way? I'm second guessing myself.

But then I got to thinking I have 6 tenants whose original leases are 5-10 years old. Alot of the new clauses aren't in it(2 page lease then is now 4 pages long) Being they're all long timers, I'd waive the 6 mo lease & make it m2m from here on out. Would it be advisable to have all the long timers do new leases?

Application Fee

If an LL has two adults, as perspective tenants applying for your rental, not married, a Man, a Woman who both want to be on the Lease, should a LL ask for an application fee from both to do a background/credit check for both people(for both names)?

California Sect 8 tenant & owner's showing rights

Client has MTM Sect 8 tenant. Have given 90 day 'termination of tenancy notice' to sell house. Angry tenant says no showings, no for sale sign, etc. Housing authority refers to attorney for advice but client short funds to seek legal counsel. What are landlord's rights to try to sell house during next 90 days? Thanks so much!

evicting

My parents rented the 2nd floor of their home to a couple back in March 2009. They are retired and often spend time out of town visiting family. In their absence, I "manage" their home. The people they rented to caused no problems from March-June. In July and August they paid late and on the 1st of September they gave me a long letter apologizing they have come into financial problems and did not have the money for rent. Two weeks later they started complaining about problems in the apartment. They called 3 city inspectors (building, health and electrical) and an independant mold inspector. They then started complaining that the apartment was making them "sick". My dad told them if they were unhappy they could break the lease and leave. The tenants refused. After not paying October rent, my parents started the eviction process. I was then notified that previous evictions can be viewed online. I did some research and found that this is their 3rd eviction (among other court cases). We hired an eviction attorney and are already out over $1,000. We have gone to court 2 times and each time they seem to be one step ahead. First hey asked or a continuance to obtain an attny. Then they showed up to the 2nd court appearance without an attny and they asked for a trial by jury. They seem to know the court system very well and are using delay tactics but I am not sure why. We are now in November, they themselves (leaving their furniture behind) moved out of the building on Oct 2nd but remain unreachable by phone and come back daily to pick up their mail and do laundry. Our attny seems to think they are laying the groundwork for a future mold lawsuit. Does anyone know what happens at the jury trials. Is it possible the eviction will last through the end of their lease (feb 2010)? Is it worth continuing the eviction when they seem to be a step ahead of the eviction attny (by the way, they have now claimed to be poor and do not have to pay for their trial jury). Any ideas on how to proceed?

in what universe...

does "I won't be living here, but I'm gonna store my stuff at my uncles apt(he wants to rent one) & get dressed here in the morn before I go to work" not equal you're a tenant too????

Is it just me???

Tenant from Hell!

Yep yep. My first experience renting and I got one of them! Gave her the 30-day notice that lease is ending and will not be renewed. She than says that she's not going to pay this month's rent and will be taking me to court. She didn't even want to try and negotiate or ask me why I'm not renewing. She just knows that it's creating hardship on her, but didn't think to ask what hardship I'm going through. It is now day 3 that they're living there for free. I don't want to use a lawyer because they're too expensive. Do you think a property management company will be cheaper? Or should I just file for unlawful detainer with the court all by myself?

Sex Offender

My daughter is in a relationship with a man, who is a registered sex offender. He is the father of her two children. I own a house that I will soon be living next door to. I will be renting my house to them. Is there I anything I need to do to notify the neighborhood?
Thank you.

Getting Renters out

Renter does not want to get out. They should have been out by Nov1.. They are dragging their feet. We had a 6 month lease with a stipulation that she should let me know if she wanted a new lease. This did not happen and she paid per month. Oct 1 she said she will move out by the end of the month. but she has not.
What can I do?

need advice

Three years ago I had to move due to work. I could not sell house ( in the market for 3 years) so before moving I rented so everything was OKay. I can get the house rented know for three month. Next month is the last that I can afford two mortage. I been looking for a second job to cover the mortage but no luck. I am not a landlord because I want to invest. I had a casline, so I was thinking,I pay the mortage with that credit until I run out of money or find a tenant, or I let the house go forclosure. I dont want my perfect credit to go bad, I dont want to loss the house and the market is so bad that the value is lower I will still have to pay extra of my packet to cover the loan.

Can my boyfriend move in?

I would like to let my boyfriend move into my apt with me. I've been here for 7 yrs. Model tenant. I've never had a lease. I pay my rent on time. Never had any problems. I live in a three flat. The two other units are old ladies that like to complain about everyting...however, I've pretty much stayed under their radar, until my boyfriend started staying here on a regular basis. Really - the only complaints are that he smokes (which he does NOT do inside the apt) and the occasional "noise" which couples make. I'm worried if we actually move some of his belongings in - they will complain to the landlord (who happens to live next door) just because.

I will still be the responsible party for rent, utitlities, etc. Do I have to get approval from my landlord for him to move in? Is there any legal obligation to do so? Can he take any type of action? BTW - my boyfriend is clean, quiet, has a stable job, etc., etc.

terminate agreement with one tennant

I have 3 tennants on a month to month lease agreement who all are responsible for the full rent.

Thus far, I've been receiving timely payments in full from the 'primary' tennant who is a great tennant and very responsible, easy to work with. He takes full responsiblity for the full amount of rent and qualifies to do so. The other two should have been listed as occupants I now know.

One of the other tennants, I want to terminate our agreement because he is rude, he harrasses me over and over with text messages and many, many phone calls with little things. He also purposly violates the parking rules and now has NO JOB.

Do I have to state a reason to terminate his agreement or since it is month to month can I just give him a non-renewal letter. I want no more dealings with the rude tennant. He can stay as a guest unless he continues to harrass me at which time I will get a restraining order on him to stay away from the premises. But Im thinking I have to terminate his agreement for with a 30day notice, correct?

I know I should have never let him on the lease in the first place. Reside in Indiana....

Thanks!
Tammy

remind security deposit

What is the time frame that a landlord have, to return the remind security deposit after resolving damages with tenant?

Tenant caused fire. How to deal with my insurance

There was a fire in my basement of my rental town-home 3 weeks ago(damage about 25K to repair). My tenant caused the fire and she doesn't have renter insurance and she told me she is broke. I have owner insurance and H.O.A has insurance as well. However, I'm having a very difficult time getting either insurer to step up to do their duty to repair where there are arguments about the primary vs. secondary insurance and arguments about the tenants role. I consulted a local real estate lawyer and they require $3,000 retainer just for pre-litigation time, and $10,000 as the claims go forward. What should I do now? Does any one have any input, experience to share? Thank you very much.

Have questions- need answers asap

i am the plaintiff in an eviction.i know i may not interrupt use of water and such even though tenants are in non-compliance for payment.in a side deal in addendum tenants rent driveway wich they also have'nt paid.they put notes in all their car windows stating i could not have vehicle towed or touch without incurring criminal charges and refused me access to blacktop even though work was planned for after move out date they gave?the addendum states they can end use at any time in favor of town parking permit.can't i just tell them they have to park on street?i need the income for space.

i made a deal with tenant that i am now evicting for security.they were to pay 100.00 per month in a separate check to go into int.bearing account till caught up.their lawyer got a continuance for me to prove my apt.is legal.when we go back to court,am i allowed to request that tenants supplys.s #s and next address so damage to apt.can be satisfied since i was stupid enough to (work with them)the order for payments are in addendum to lease.

what amount of interest may i request in civil suit for non-payment of rent/apartement destroyed to the point of unrentable.

am i allowed to file some sort of desist order to tenants lawyer for use of my driveway or sneaking use of my personal laundry facilities.(washer dryer hook-up made available to said tenant)i am pro se and my tenants state they will not speak to me,i should address questions to their lawyer who does not answer.these people can do a lot of damage in the time it will take to get them out and have clogged sewer main twice in last week.(can prove on purpose.3 clean-outs and fabric was at theirs.)they had a plumber here while i was snaking line which they sent away.how did they know of problem before i did?my basement has filled with feces twice. help!what are my legal responses?

how much information should i give my tenants lawyer?i am pro se.i am in the right,but he's twisted the info already.what should be stated by fax or e-mail now andwhat should i keep to myself?does he have to make my communications record since tenant refers me to him?

Need advice - help

My Name is Cindy. I am in need of some legal information. My fianc and I along with our 2 yr old daughter moved into the 2nd floor of a 2 family house on Sept 1, 2008. The lease we signed was a month to month lease for the first six months and then we were to discuss with the landlords about signing a 1-2 year lease. Weve been there for 1 yr and 2 months and never signed another lease. This past Sunday (11/01/09) they collected their rent and later that day we got a call giving us a 30 day notice. Someone told us that we basically signed away our rights with the month to month lease. Is it worth going to court to try to extend our stay, so we could save money to move out again? What are the chances that the judge will grant us a few more months without paying rent?
Thank You
Cindy

Eviction Process advice

I will be filing papers hopefully today (if I hear back from my lawyer)to get my deadbeat tenants out of my house. This will be my first eviction process so I was hoping any of you that have been through this can offer me any advice? Things I should be prepared for? Loopholes the tenants might or commonly use? I want to just be prepared as mentally as I can.

Thank you

Tenant moving in?

Ok so i was just given this job of an apartment building. Which does not have the best people residing in it and the owner is looking to me to clean the place up. My question is the old super was supossed to be cleaning and fixing this apartment. As of right now it has leaks and carpet only in the living room. The last super hired this guy to help him around here on his own dime. Now that the the super was fired the guy is moving his stuff into the apartment stating he paid only less than 50% of the security no rent and the apartment is still in construction phase. Like the outlets still have no covers on them from when they were painting ceiling is torn down in spots to fix leaks that have not been fixed carpet still missing in half of the apartment. The owner expressed he does not want the guy living there. The person that is moving in has no receipt for money paid no lease and the apartment is not in shape due to the last super not doing his job. What are some options I can take the police are not an option as they are corrupt in my town and litterally do not do anything

3 day

I issued a 3 day pay or quit to one of my tenants. Monday would of been the 3rd day. Should I have filed on the 3rd day? I wont be able to go to the magistrate until tomorrow. Is there a grace period?

Send X-Tenants directly to Collections

Recently I have lost 3 different tenants for non-payment of rent. They have all moved out and promised to pay the back rent. But you know how that works, they never pay. I also have billed them for damages to the property (over and above the security deposit amount), of course I have never seen the money! I know in the state of Florida if I bring them to court and win the court will not enforce the judgment and it is up to me to collect. Therefore there is no intensive for the x-tenant to pay the judgment. The final result will be bringing the x-tenants to a collection agency. Now I am not only out the unpaid rent and damages but I am also out the court cost, not to mention all the time and trouble.

My question is can I bypass the court proceedings and just bring the the x-tenants directly to collections for the unpaid rent and damages?

(I know I will need to pay the collection company a large fee, but something is better then nothing at this point)

Removal of tenant privileges

I live in a 2 family home and am in the the process of evicting my tenants whom have not paid in 4 months now. Ever since the eviction started these people have been calling every department they can to try and add more tension into my life. Most recently the building inspector came out to check the electrical connections near the washer/ dryer due to a complaint. The lease provides for use of the fridge and stove, but nothing is mentioned about a washer / dryer. No issues were found but the inspector suggested I disconnect the washer/dryer. They have been using it since move in... but from my understanding if its not mentioned in the lease, tough luck. Is this within my rights as a landlord? I'm only looking out for these scoundrels safety. Its probably best if they start using the laundry-mat.

It's almost that time of year again

With Winter approaching and snow and cold temperatures, makes it easy to get down and depressed especially for landlords that are dealing with tenant problems, evictions, vacancies and rent loss.

So, it's time to get a head start on promoting a positive mindset to get you all in a good mood and feeling warm and cozy. A positive mindset brings better results, so I will spread my wealth of good fortune (or good luck)to you.

Just in a matter of 2 days, I had 1 good tenant move out and moved right back in, Glad to see her back. Today, I was expecing to serve an eviction notice to another tenant (deadbeat, PITA) who try to bully their landlords which never worked on me though. Upon arriving with a 3 day notice to vacate and a phone call from the neighbor telling us the tenants moved out. They sure did, didn't trash it either. So the good part is, with my good tenant who moved, that house was the fastest, easiest cheapest house I ever rerented. And the bad tenant that saved me the money and time not going through an eviction was the fastest "eviction" I ever had. See all good. Good luck to all you landlords out there and stay warm.

Hud Home Bids

Hello everyone, I've been trying to acquire some HUD foreclosure homes to fix up and rent but have had no luck on the bidding process (in many cases, I've even well overbid the asking price); does anyone here have experience with this or ideas on how to win a bid? (or is it just a fix between real estate agents?)
Thanks,
Joe

Issued a Notice....

I gave my tenants three 10 Cure or Vacate Notices. Its now the 11th day and I am going over to see if they complied. I guess I want anyone's advice. I took pictures of what they were violating in the lease. I will obviously take more pictures today if they have not complied but should I have anything written up to have them sign (if they will) saying they did not comply within the 10 days? I really am hoping to evict this tenants as they have proven to be deadbeats and want to make sure I have everthing I need when doing this. Thanks

Question on investing in a rental

I live in a community in Florida with 1400 homes. It has a marina and community center. Old and established homes, built in the 1950s. At one time it was deed restricted and very nice. Now the deed restrictions are lifted and some are not caring for the homes. During the real estate boom a few years ago homes it was a hot area and higher priced than the surrounding communities because of the pool, marina, etc.

Now, 460 of the 1400 homes are foreclosures and vancant. Of the remaining 940 homes, 1/2 of them are rentals. There is starting to be some crime in the area, such as car break-ins and house break-ins.

I have a rental house in this neighborhood (rented) and I also live in a house in the neighborhood. All houses in the neighborhood are now short sales. I'm wondering if I should pick some up for rentals? Or is this a bad idea? There are some great deals.

Pet urine odor from under the house

After renting to tenants they complained about an "odor" coming up from the heat duct vents in the floor. I had it researched and found that "critters" had went under the house (it's a manufactured home) and used it as a litter box and contaiminated some of the insulation and also damanaged the vapor barrier. The home has a propane gas fireplace which they could use...they didn't want to turn on the furnace because they thought the smell would be worse blowing through the ducts. They covered the vents with saran wrap...now they are trying to get their rent reduced. I immediately jumped all over this and spent $500 to have someone go under the house and take care of the problem. What are your thoughts on this?

lead paint disclosure

Aloha everyone, I was wondering if you might give some opinions on what I should do next. We have a duplex, half was built in the 90s and half was in the 50s and we wanted to paint it. The older half had paint chipping and peeling off. We have tenants with a baby in that older unit. Since its so old it of course tested positive for lead, meaning there would be risk of releasing lead dust if we scraped it off, but it really had to come off because it was in such bad shape there was nothing solid for the new paint to adhere to.

I know, some of you might say we shouldnt have tested it because now I cant say not to my knowledge. But its the right thing to do (for our safety at the very least since we're working around it) and there was no choice since the old paint was in bad shape and we had to prep the surface for new paint.

I dont think its such a big deal considering that lead is pretty much everywhere, and we even consulted with the EPA and they said our levels were low enough we could do ourselves. Butthere was a baby and I would feel horrible if he breathed in lead dust. Abatement is just too expensive, so we opted to have it professionally prepped and contained with the Lead Barrier Compound. By the waythe guys mixed the LBC with the Behr Ultra paint-primer-in-one and it came out gorgeous!

Anyway, how should I handle this with my current and future tenants? In the past, I just said the paint may contain lead and gave them that pamphlet. Now, its shown that the exterior at least has had lead, but weve had it professionally encapsulated. The company is providing us with a read-out of their monitoring system during their work and we will get a certificate stating that its been encapsulated. My current tenants dont seem upset, since their doctor said not to worry, and I put them up in a hotel during the work on the house to reduce their exposure to possible dust. Should I still have them sign something or give them a copy of these documents? or only if they request it? What should I say to future tenantsshould I disclose that all this has happened or just continue with the same this house may contain lead paint, heres your pamphlet?

Thanks for your thoughts.

I have question

Tenant(T) Since I am renting your house can I put this article in your shed to save room in the house?

Landlord (LL) Yes, but I have the only key.

T That's OK. I won't be needing it soon.

Months pass & then the tenant says they are moving out. The LL agrees to let them go with no penalty fee for early quit. LL removes article in his shed & places it on porch in plain view of T (this happens 2 weeks before move out)

In court judge says LL harassed T by removing the article from the shed too early. LL should have waited until the day T was moving.

Is that Harassment???

dumb question

I know this is probably a dumb question but I have to ask. If I am going to rent my house (can't sell outright) with a lease to purchase option what happens to the option deposit? I know the security deposit has to be in an escrow account but the option deposit would come back to me as the seller anyway, or be mine if they back out. so is there a requirement to keep the option deposit in an escrow account or can I just knock down the sales price by the amount of the option and use the option money now to pay off some bills from carrying a mortgage and rent at the same time...?

the last tenant

Wow! This past summer a had tenant who would lay in the yard with only a skimpy 2 piece thong covering very little.
She seemed to enjoy the effect she had on the road crew working construction.

In the evenings she would make her rounds to talk to anyone who would listen to her gossip. She would fabricate stories to keep them interested.

Yeah, I know. How do I know all this about her. Well, her neighbors really like to watch things for me. A block watch, you know, like the cops set up. I was a little taken aback by the reports.

Then she brings in this boy friend with a big mouth. She needed to leave and take him with her . . . far away. I watched her play her game the whole summer until she finally sought out new digs. She was one strange egg, but, I guess it takes all kinds; hey, look at me.

So, now I'm waiting for the next one. Ain't life grand?