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Landlord Newsletter August 4, 2009

Landlord Mini Newsletter August 4, 2009

Dear Fellow Landlord,
The truth is, most landlords would prefer to return all of the security deposit to the tenant after the tenant leaves. Unfortunately, many tenants don't realize, or care that it is up to them to return the property in the condition agreed upon in the lease or rental agreement in order to receive a full security refund.

In this issue:

Crushing Security Settlement Challenges
Ask the Attorney Q&A with John Reno
Landlord Tip
Free Form Download!
Tenant Rent Excuses

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Please e-mail us if you have any questions or would like to add or share any material / information.
John Nuzzolese
John@theLPA.com

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Crushing Challenges with The Security Settlement Challenge Crusher

Have you ever seen a tenant agree with your deductions from the security deposit??

The purpose of The Security Settlement Challenge Crusher Letter is to quickly squash any unfounded tenant arguments about deductions from the security deposit refund.

Even though the Security Settlement Statement has already itemized the deductions in detail for the tenant, some people will still be determined to fight for what they feel is their money.

If you've held back deposit money from former tenants, you have probably been through some uncomfortable confrontations with the tenants who believe they are entitled to more of a refund. It is common to hear them boast about leaving the rental "better than it was at move in." It seems like they go in with eyes wide open and leave with blinders on.

This response letter explains that careful thought and time went into handling the security settlement. It also instructs the tenant to bring a copy of the lease, settlement statement, etc. to their attorney for review and explanation. That suggestion usually takes the wind out of their sails because they were thinking of trying to intimidate you by threatening to go to their lawyer. They now know that you are not afraid. You're actually asking them to go to their lawyer because you know they haven't a leg to stand on. Your paperwork is complete and in order.

The Security Settlement Challenge Crusher is a Landlord Protection tool and not a weapon. It should be used carefully and fairly.

In downloadable MS Word format, you can add your own letterhead, ideas or modifications to this form.

Click here to purchase or to read about LPA Essential Landlord Forms and descriptions.

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Ask the Attorney

The Landlord Protection Agency® is proud to introduce John Reno, Esq., a highly experienced Landlord - Tenant attorney based on Long Island, NY.

If you have a landlord tenant problem you'd like to ask a question about, please feel free to e-mail me your question.
Submit a landlord / tenant question for Mr. Reno
Please try to keep your questions as short and to the point as possible.

Dear Mr. Reno:
I have a tenant whose husband died while living in one of my apartments. For the first time she has decided not to pay the rent and will move out after she receives her insurance money. There is no guarantee on the insurance because her husband died of a gunshot. How long do I have to wait before I file for eviction in the state of Tn.?? I want to file now that she is 20 days late—and file for late charges.
Linda L.,Tennessee.

A: You're cleared for take off!

Dear Mr. Reno:
I live in Lehigh County, Pa and I am wondering what is the maximum amount of interest I can charge a tenant if he is late with his rent. Also, is there is a minimum amount of grace period I need to give him from the due date from when I can start to charge him.
Sincerely,
Don Treat, Member LPA

A: There's nothing really written in stone, that I know of, but it's a matter of what the Judge will allow, which varies from court to court. As a rule of thumb, figure 5%. (you could put 10% or even 25% in your lease- you may get from the tenant, but it wont be awarded in court.)

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FREE DOWNLOAD

Move Out Instructions Reminder Letter
This is one of my favorite forms because it saves me time and money when tenants move out according to our instructions. It is one of the LPA Forms that is often overlooked, probably because it is not listed on the LPA Essential Landlord Forms page. It is one of our Free Forms, but I consider it an "essential form" just the same.

We send this form to the tenants about a week or two before they vacate. It reminds them specifically of certain tasks and cleaning they should perform in order to get a full security refund. This letter instructs the tenants how to lock up and secure the rental until it can be inspected by the landlord/ management, and also where and how the tenants should return all keys.
We have found this form to be very effective in helping tenants to be more cooperative when they are moving out.

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Landlord Tip

OPEN HOUSE saves time

When I'm showing a rental property, I like to arrange it to be a multiple showing, like an open house. I set aside an hour for a particular day like a Sunday between 1 and 2PM and try to send a dozen or so customers to see the property. I bring a pile of applications with me and am prepared to answer questions about the rental. The whole time I am scrutinizing the prospects.
There is such a feeling of competition between the prospective tenants, and makes any one of them feel lucky if they are chosen. Most of them are willing to submit their application, screening fee and deposit on the spot. This has been a great timesaver for me, and makes getting them rented a little more fun. - John N.

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Tenant Excuses

"My accountant said I can't afford to pay my rent." I don't think he meant for you to STOP paying so you'd be evicted which is what will happen if you don't pay your rent!!! - Ann, NY

"We had a new gazebo installed which makes your property much more valueable." No permission for adding a structure to the yard and NO rent! I am sending an eviction notice. - Kevin D., NJ

"Our A/C is blowing hot! We will hold the rent until you fix it."
A. they supplied their own window air conditioners
B. I gave them an "Urgent Late Notice". She was stunned. They called last night and apologized and asked if they brought over the rent, would i waive the late fee. I said "Just this once." Thank you TheLPA! - Bernadette, Cape Coral, FL

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NEW SITE FEATURE: PICTURES!
Worth A Thousand Words!
The LPA's Rental Advertising division,"Landlord's Corner" allows you to include up to 6 pictures (thumbnails and full size pictures) in each rental ad.

(UNLIMITED FREE ADS come with LPA membership!)